Agenda item

Retrospective application for Change of Use from Guesthouse (Class C1) to HMO (Sui Generis Class) with 6 bedrooms (with en-suite bathrooms) to accommodate up to 12 people – DEVONSHIRE.  23 letters of objection had been received.

The relevant planning history for the site was detailed within the report.

The observations of Councillor Wallis, the Tourism Manager, Specialist Advisors for Planning Policy and Conservation, the Eastbourne Hotels' Association and East Sussex County Council Highways Department were summarised within the report.  The County Archaeologist and Eastbourne Society made no comment.

The applicant had supplied a further statement within which they outlined that their previous business tenant vacated the property at very short notice resulting in an alternative use being sought by the owners in order to maintain their income and finance the debt on the property.

Mr Godfrey addressed the committee in objection stating that the proposal didn’t comply with the Council’s policies and that it would exacerbate the existing parking issues and expressed concern for the size of the bedrooms.

Councillor Wallis, Ward Councillor, addressed the committee in objection stating that the development was inappropriate in a key tourist accommodation area.  Councillor Wallis also expressed concerns regarding the economic case provided to support the change of use.

Mr Vander, Agent, addressed the committee in response stating that objections were based on perception and that the property had run as an HMO without complaint for the last seven months.  The tenants were thoroughly vetted to minimise concern and impact for neighbours, and the property was being appropriately maintained.

The committee expressed their concerns regarding the change of use, and stated that Eastbourne needed to retain guesthouse accommodation for visitors.  Members also expressed concern regarding the size of the accommodation offered.

RESOLVED:  (Unanimous) That permission be refused and enforcement action be authorised to secure cessation of the unlawful use on the grounds that 1) The proposal seeks approval for the retention of an House in Multiple Occupation with the defined Tourist Accommodation Zone and as such is considered to be contrary to Policy HO14 of the Eastbourne Borough Plan (saved policies) 2007 2) The proposal seeks to create living accommodation for up to 12 residents and it is considered that the property is inappropriate for this intensity of conversion,  and as such would have an adverse effect on the amenity of the area generally, and the amenities enjoyed by the occupiers of the neighbouring properties in particular, by reason of increased in activity, noise and general disturbance and would conflict with policies B2 of the Eastbourne Core Strategy Local Plan 2013,  Policies HO9 and HO14 of the Eastbourne Borough Plan (Saved Policies) 2007 and paragraph 17 of the National Planning Policy Framework 3) The proposal does not provide for adequate parking facilities within the site which would result in additional congestion on the public highway causing interference with the free flow and safety of traffic on the B2106 Royal Parade and surrounding streets 4) The proposal, given the poor standard/quality of accommodation, is likely to create an unacceptable living environment for the future tenants/occupiers of this building/use, and would therefore conflict with policies B2 of the Eastbourne Core Strategy Local Plan 2013 and Policies HO9 and  HO14 of the Eastbourne Borough Plan (Saved Policies) 2007 and paragraph 17 of the National Planning Policy Framework.

Appeal

Should the applicant appeal the decision the appropriate course of action to be followed, taking into account the criteria set by the Planning Inspectorate, is considered to be written representations.