Agenda item

Alterations and extensions to existing rear extension/courtyard buildings, to provide function rooms, entrance, and 28 guest bedrooms. Internal changes and refurbishment, with enhancement of existing parking area.

Public Participation

Cecile Gemmell spoke in objection to the Application

Carina Birt spoke in objection to the Application

Katie Brown (Agent) spoke in Support of the Application

The Senior Planning Officer drew attention to late correspondence circulated at the meeting and introduced the application for alterations and extensions to existing rear extension/courtyard, buildings, to provide function rooms, entrance, and 28 guest, bedrooms. Internal changes and refurbishment, with, enhancement of existing parking area. A site visit had taken place earlier in the day. The Officer gave a brief overview of the planning history of the site and previous schemes leading to the current revised scheme and presented the proposal.

The application was recommended for APPROVAL subject to conditions.

The Committee then had the opportunity to ask technical questions of the Officer, it was noted that new fire escapes were included. There were no details on which type of glass would be used in the glazed stairwell.

The Parking Statement submitted detailed that 53 spaces would be provided. The addition of a function room to the site was new, as there had only previously been a meeting room. No comments had been submitted by Salisbury City Council (SCC).

Members of the public then had the opportunity to present their views as detailed above.

The Unitary Division Member, Councillor Tomes pointed out the visual differences between the front of the building to the rear extension built in the 1970’s. He noted that the proposal was more suited to other locations outside of Salisbury and its historic environment.

He felt that the proposed extension was not suited in a conservation area; next to a grade II listed building.

With an additional 28 bedrooms and losing 23 car parking spaces, the addition of the extra guests using the function rooms would increase the number of people needing to park. The nearby car park in Brown Street, was a short stay and there were rarely many free spaces.

Noise was an issue to consider, as with the function rooms, this would bring a larger mass of people even closer to the neighbouring residents, adding to the amount of people coming and going, increasing the noise disturbance taking place. The noise management plan would be forgotten in time, windows would still be left open allowing noise to escape.

Cllr Tomes proposed REFUSAL against Officer’s recommendation for the following reasons:

·       Noise and amenity (related to the function rooms and increased operations of the hotel in close proximity to dwellings, dominance and overlooking of adjacent properties).

·       Parking – based on the loss of parking and increase in bedroom numbers.

·       Heritage Impact – on listed building and conservation area due to the poor design

This was seconded by Cllr West

The Committee discussed the application noting that the lack of input from SCC Planning Committee was unfortunate. The impact of noise on the houses in close proximity to the extension would be quite substantial. The Committee felt that covering the 1970’s extension with a more pleasing design had its merits; however the proposed design was considered by some, not to be appropriate for the conservation area.

The Neighbouring houses back gardens would sit a meter below the car park, so the proposed extension would be over bearing to those gardens.

The function rooms cause a noise issue, as they are pushed away from hotel and towards the neighbouring homes.

Resolved

That application 14/01986/FUL be REFUSED against Officers recommendation, for the following reasons:

1.     The White Hart is a substantial Grade II* listed building located at the heart of the Conservation Area of the historic city of Salisbury and forms a significant part of one of the historic Chequers of the mediaeval settlement. The Planning (Listed Building and Conservation Areas) Act 1990 (Sections 16 & 66) places a statutory duty on the local planning authority for 'special regard' to be given to the desirability of preserving the special interest of listed buildings and their settings. Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 also places a statutory duty on the local planning authority that 'special attention' shall be paid to the desirability of preserving or enhancing the character or appearance of that area. The proposed extension to the hotel would result in a further substantial and bulky addition to the original listed building with an uncharacteristic roof form, including an upward extension to the later 1970s block. It is considered that the built form and design of the proposed development would be unsympathetic to the character and setting of the main listed building, would have a negative impact on the setting of the nearby listed buildings and would adversely affect the character and appearance of the Conservation Area. As such, the scheme as submitted is considered to be contrary to Core Policies CP57 and CP58 of the adopted Wiltshire Core Strategy (January 2015); guidance within the PPG and NPPF; and the duty placed on the Council under Sections 66 and 72 of the Planning (Listed Building and Conservation Areas) Act 1990 to have special regard to the desirability of preserving listed building and to pay special attention to the desirability of preserving the character and appearance of the Conservation Area. Having regard to advice in Section 12 of the NPPF (in particular paragraphs 131-135) it is considered that the public benefits of the proposal would not outweigh the resultant harm identified above.  

2.     The significant bulk and scale of the proposed development would result in a dominant impact on the outlook of surrounding properties in close proximity to the site together with increased levels of overlooking. The proposed expansion of the hotel would also result in an intensification of use of the site with a likely increase in noise and disturbance; in particular that associated with the use of the function rooms, car park and rear service area. As such, it is considered that the proposal would have an adverse impact on the living conditions and amenities for the occupants of surrounding properties (in particular those properties 2- I2 Ivy Street, 82-102 Brown Street and 3-5 St Johns Street in close juxtaposition with site boundary and proposed extensions) contrary to Core Policy 57 of the adopted Wiltshire Core Strategy.

3.     The proposed development would result in a significant increase in hotel floorspace, including 2 function rooms and 28 additional guest bedrooms, whilst there would be an overall reduction in the current level of on-site parking available to the hotel. Having regard to Core Policy 64 of the adopted Wiltshire Core Strategy and the aims and objectives of the Wiltshire Local Transport Plan, it is considered that the proposed reduction in the level of on-site parking for the resultant development would be inappropriate; where in this busy trafficked location there is pressure on the existing restricted level of on-street parking in the surrounding area; and where it is considered there are no overriding design, conservation and or amenity benefits resulting from the proposed scheme that would outweigh the harm from the significant shortfall in on-site parking provision in this case.