Planning – Application Comments

Consultation Date: Mon 17 Apr 2023

Comment Date: Wed 03 May 2023

This pre-application enquiry seeks advice on either the conversion of loft space into residential accommodation for staff, or the addition of a second floor extension to the rear to provide 4x ensuite guest bedrooms at the above-mentioned site. The Highway Authority would not wish to raise any in-principle objections to either proposal.

Limited details have been provided to support the pre-application enquiry, however it is understood that 19x rooms are currently available at the hotel. The number of rooms would increase to 23 should the proposal to extend the property be progressed.

The property is benefitted with off-street parking to both the front and rear, which appears to accommodate parking for 11x cars. The SPD informs that hotel uses should be provided with off-street parking provision at 1x space per bedroom and 1x space for the resident manager. A percentage reduction to the indicative parking provision can also be applied based upon the accessibility of the site which can be calculated using the Council's PTAL rating, for which the site scores a rating of 60-69%.

When calculating the existing parking demand, and after applying any percentage reductions, the site as existing would need to be served by 11x off-street parking spaces. After factoring in the increase in bedrooms, the off-street parking requirements would increase to 14x spaces, resulting in an uplift in parking demand by 3x spaces.

However, the property is located within a sustainable and accessible part of the city therefore allowing a range of opportunities for travel to the site via sustainable modes. The property is also situated within a Controlled Parking Zone (CPZ) which is in operation for 24 hours a day, Monday to Sunday. It should be noted that the property would likely be excluded from obtaining permits and visitor tickets for use within the CPZ if planning permission were to be granted.

The controls on on-street parking within the surrounding streets therefore removes the ability for overspill parking to occur and such conditions would allow the site to be eligible for car free development.

For these reasons, the LHA would not wish to raise any in-principle objections to either of the options proposed. Should the proposed extension be progressed, then additional cycle storage provision would be required in accordance with the levels and standards as set out within section 8 of the SPD.

The proposed development has been considered in accordance with the Councils current Development Plan Policies and having regard for the National Planning Policy Framework.



Abbie Perry

Transport Planning Officer
Officer authorised to sign on behalf of the

02/05/2023