Holiday let with balcony at 503 Herringthorpe Valley Road, Broom

What was proposed

The retrospective application sought to change a dwellinghouse into a holiday let and use the existing garage roof as a first-floor balcony.

“This application is retrospective and is to change the use of the property from C3 dwellinghouse to a holiday let (Use Class Sui Generis) which is currently operational.”

“This also includes the retrospective use of an existing flat roof above the garage area as a first floor balcony. Other than the installation of new railings around the permitter of the balcony and a new access door, no layout or external alterations have been created.”

Officer report

The site and surroundings

The property is a detached two-storey home on a large corner site in an established predominantly residential area.

“The site lies at the corner of Herringthorpe Valley Road and Bentfield Avenue. The site comprises of a large residential property, approximately 2850sq metres in area. The application property is a detached two storey domestic dwelling with associated vehicle hardstanding, landscaped lawns and extensive boundary planting and mature trees.”

“The area surrounding the site is predominantly residential and represents a long established estate. A sizeable proportion of the adjacent properties along…”

Officer report

Earlier site history

The only earlier application was for a garage extension, which was granted.

“In terms of the previous site history, the only previous application on the site as follows:”

“RC1953/0374 – Extension to garage – GRANTED”

Officer report

Officers’ recommendation

Officers recommended approval because the holiday let was acceptable in principle and its impacts could be controlled through conditions.

“The principle of the development • Impact on neighbouring properties • Transportation issues • Design and Appearance…”

“From a land use perspective a holiday let is a similar use to a typical C3 residential property in this. The principle of this use type is therefore considered acceptable in this location. The noise and amenity issues will be considered in more detail below.”

Officer report

Consultation responses

Transport officers and Environmental Health raised no objections subject to conditions, while the Police Architectural Liaison Officer raised no overall objection.

“Environmental Health – no objections, subject to Noise Management Plan and Refuse and Recycling Management Plan.”

“Police Architectural Liaison Officer – overall no objections…”

Officer report

Objections received

Seven objections raised concerns about transient visitors, noise, disturbance, the balcony, commercial use and traffic congestion.

“The application has been advertised by way of a site notice along with individual neighbour notification letters to adjacent properties. A total of 7 objections have been received and the following concerns have been raised:”

“Transient nature of visitors who do not have the same concerns of noise and disturbance that would generally be expected from long term neighbours. • High noise impact that is occurring from visitors. • The property lies behind a high fencing, though this is not sufficient to contain the noise, as was evidenced recently. • The use of the balcony further exacerbates the intrusion and disturbance to surrounding properties.”

Officer report

Speaking requests

Two objectors and the applicant requested the right to speak.

The committee’s decision

The committee granted the change of use subject to the relevant conditions, removed the balcony element and required a separate application for it.

“(4) That application RB2025/0930 be granted for the change of use to C3 dwellinghouse to Sui Generis holiday let only for the reasons adopted by Members at the meeting and subject to the relevant conditions listed in the submitted report. The first-floor balcony element was removed and would be subject to further discussion and a separate application.”

Minutes