Six holiday accommodation rooms at Fortescue Arms, 27 High Street, Billingborough

The site

The outbuildings are beside a Grade II listed public house, are curtilage listed and lie within the village conservation area.

“Description of Site 1.1 The application site hosts Fortescue Arms, a public house located on High Street in the village of Billingborough. The area within the site that is the focus of the application being the detached range of outbuildings to the east of the site. Fortescue Arms is a Grade II listed building and the outbuilding range to the rear of the main building is curtilage listed. The site falls within the Billingborough Conservation Area.”

Officer report

Planning history

There is no relevant planning history on the site.

“Rooms 1, 2, 3 are proposed as double rooms with a sofa bed, rooms 4 and 5 are proposed as single rooms and room 6 would be a double room. Each room would host an en-suite. Relevant History 3.1 There is no relevant planning history on the site 4 Relevant Planning Policies and Documents SKDC Local Plan 2011-2036 o Policy DE1 – Promoting Good Quality Design o Policy E5 – Expansion of Existing Businesses o Policy E9 – Visitor Economy o Policy EN6 – The Historic Environment…”

Officer report

What officers recommended

Officers recommended permission because the proposal would reuse historic buildings, diversify the pub’s services and support its continued operation despite low-level heritage harm.

“Overall, the Conservation Officer advised the proposal would result in a low level of less than substantial harm to the setting of the Fortescue Arms. This low level of less than substantial harm is considered to be outweighed by the public benefit resulting from the holiday lets helping to the generate funding to secure the best most optimal use of the building and diversifying the services it offers, as well as safeguarding the continued operation of the public house.”

“Human Rights Implications 7.49 Articles 6 (Rights to fair decision making) and Article 8 (Right to private family life and home) of the Human Rights Act have been taken into account in making this recommendation. It is considered that no relevant Article of that act will be breached.”

Officer report

Consultation responses

Environmental Protection raised no objection subject to conditions, while Conservation considered the conversion acceptable in principle and identified low-level heritage harm outweighed by public benefits.

“Representations Received 6.1 Environmental Protection 6.2 No objections subject to conditions relating to hours of construction, a construction management plan, fire safety and sound proofing. SKDC Conservation Team 6.4 It is proposed to convert and change the use of the outbuildings to the rear of the Fortescue Arms to short term holiday accommodation. The proposal to convert the outbuildings to the rear of Fortescue Arms is acceptable in principle.”

“The NPPF Paragraph 215 states: Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use. In this instance, the harm to the heritage asset caused by the proposal is outweighed by the public benefit of securing the optimum viable use of the outbuildings.”

Officer report

Objections and concerns

Two representations raised concerns about losing pub space, the accommodation’s size, noise, management, heritage effects and the impact on the community facility.

“Representations Received as a result of Publicity 5.1 This application has been advertised in accordance with the Council's Statement of Community Involvement and 2 letters of representation have been received. The points raised can be summarised as follows:”

“Removal of popular area of the public house used by customers 2. Each holiday let is too small in scale to be attractive to potential visitors 3. Would result in the deterioration of 'The Fortescue Arms' 4. Inaccurate site location plan (since amended) 5. Loss of community amenity area 6. Noise impact from public house on occupiers of the overnight accommodation 7. Misleading information on proposed use class 8.”

Officer report

Who spoke

The Fortescue Arms Community Committee speaker delivered the applicant agent’s statement and answered questions about consultation, tourism and the pub’s future.

Members’ debate

Members discussed outdoor seating, the pub’s viability, heritage consent, building regulations, missing information and conditions controlling the accommodation’s use.

“The Officer clarified that the proposal did not include any proposals to close the outdoor space or minimise it. Some outdoor seating may be moved for the holiday- lets to have a clear access route.”

“It was confirmed several aspects, including fire regulations would be dealt with under building regulations.”

Minutes

The vote

The committee proposed, seconded and agreed to authorise the Assistant Director to grant planning permission subject to conditions.

“It was proposed, seconded and AGREED to authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions:”

Minutes