Two dwellings at Royal Hotel, Dungworth, Sheffield

What was proposed

The application sought two dwellings by converting the pub’s ground floor into a three-bedroom house and three holiday lets into a one-bedroom bungalow.

“The applicant is seeking full planning permission to change the use of the public house (sui generis) and associated holiday accommodation into two dwellings (Use Class C3). The two dwellinghouses would be formed from the conversion of the ground floor of the public house into one 3-bedroomed house and the amalgamation of the three holiday lets into a further 1-bedroomed house (bungalow).”

“Should planning permission be granted the site would contain 3 separate residential units (2 dwellings within the public house building) and one further dwelling from the change of use of the three holiday lets.”

Officer report

The site

The site contained a large split-level stone pub, three holiday lets, a ten-space car park, a former beer garden and adjoining homes.

“The Royal Hotel Public House is a large split-levelled stone constructed property that is situated along the eastern side of Main Road in Dungworth. The public house is two-storey facing Main Road, but due to the site’s sloping ground levels, presents itself as a three-storey building with lower ground floor basement/cellar to its rear. Vehicular access is taken from a sloping driveway to the left side of the main public house building.”

“Together with the main public house building, the site includes three holiday lets /chalets in one separate single storey lean-to block with attached storage outbuilding. The site’s driveway leads onto a car parking area for 10 cars, beyond this car park is a narrow hardsurfaced area for outdoor seating with three picnic tables.”

Officer report

What people said

Thirty-four letters opposed the loss of the pub and two supported the proposal; the parish council raised boundary, right-of-way and publicity concerns.

“The application has received 34 letters of objections against the proposal and 2 letters of support. Comments have also been received from Bradfield Parish Council.”

“The Parish Council has been made aware that there are inaccuracies with the red line boundary on the application. Ings Cottage has not been included when it has always been on historical planning applications for this site.”

Officer report

Main planning issues

The assessment considered the loss of a rural pub, Green Belt and landscape effects, parking, design, residential amenity, biodiversity and housing supply.

“It is considered that the main issues relevant to this application are:”

“- Principle of Development – Policy and Land Use; - Highway Matters - Design and Layout - Residential Amenity - Biodiversity Net Gain (BNG) - CIL Issues - Tilted Balance…”

Officer report

Who spoke

The officer presented the application, and the agent spoke in support; one councillor left and did not take part.

Committee decision

The committee granted planning permission for the two dwellings, for the reasons in the report, with an added directive to include swift bricks.

“59b.4 The Committee considered the report and recommendation having regard to the development plan, the National Planning Policy Framework and other relevant considerations as summarised in the report, now submitted and also having regard to representations made.”

“59b.5 RESOLVED:- That an application for approval of planning permission be GRANTED, for the reasons set out in the report, now submitted, with the inclusion of a directive to include swift bricks, for the use of ground floor of public house and associated holiday accommodation (Sui Generis) as 2x dwellings (Use Class C3) at Royal Hotel, Main Road, Dungworth, Sheffield, S6 6HF (Application no. 25/00501/FUL).”

Minutes