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6/43/11/103 Mrs B Brown, the Dunkery Beacon Hotel Wootton

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6/43/11/103 Mrs B Brown, the Dunkery Beacon Hotel Wootton Application 6/43/11/103 Grid Ref. 293590 143440 No: Applicant: Mrs B Brown, The Dunkery Beacon Hotel Wootton Courtenay, Minehead, Somerset Location: Dunkery Beacon Hotel, Wootton Courtenay, Minehead, Somerset, TA24 8RH Proposal: Proposed replacement of a hotel and open market unit to 1 no. open market unit, 1 no. affordable unit and a hotel. (Full) Introduction: The Dunkery Beacon Hotel is a detached three storey building that was built at the turn of the century. It has a floor area of 475sqm and is set in grounds that total 0.85 ha. The Hotel is situated on the west side of the village of Wooton Courtenay and on the northern flank of the country lane that runs through the village to link with the A39 to the north-west. The hotel at present has 8no used letting bedrooms, 6no unused letting bedrooms, 2no private rooms used as owners accommodation, and an independent one bedroom dwelling that was established as a lawful open market dwelling under application reference 6/43/11/101 earlier this year. The applicants purchased the Hotel in 2005 and it is understood at that time it was much neglected as little money had been spent on the property for at least 25 years. The applicants have explained that they closed the property for 7 months and undertook an extensive and expensive programme investing a considerable amount of capital in purchasing the property and in its refurbishment including total re-wiring, re-plumbing and re-plastering. The hotel is decorated to a good standard and has modern facilities and services installed for the running of the hotel. The proposal seeks planning permission to convert the existing 14no bed Hotel and one bedroom open market dwelling unit into; a 8no bedroom hotel, utilising the lawful open market one bedroom dwelling unit into a one bedroom affordable dwelling unit, and creating a replacement larger open market unit through converting a redundant ground floor function room and 3no unused hotel bedrooms into a new 3no bedroom open market dwelling unit. The proposed replacement open market unit would be two storey, have a floor area of 170sqm with a living room, garden room, utility and kitchen at ground floor and three bedrooms (one en-suite) plus a shower room at first floor. The unit would be completely sealed off from the main hotel through closing off all existing internal doorways that currently link the area to the Hotel. There are currently a total of 14 bedrooms in the Hotel but the applicant considers only 8 of those bedrooms are currently of an appropriate size and outlook to be let. Once the proposed alterations are completed as part of this application the 8no bedrooms that are currently let will be retained and used as the only hotel bedrooms. A one bed affordable dwelling will be created through utilising the lawful open market one bedroom dwelling and the applicants have indicated that they would be prepared to sign a legal agreement such that the present open 6/43/11/103 05 July 2011 EXMOOR NATIONAL PARK PLANNING COMMITTEE market one bed dwelling unit would be restricted to local needs affordable housing. This would be a contribution to local needs housing to compensate for the creation of a larger three bedroom open market dwelling. The application proposes no significant external alterations to the building. The open market dwelling would have a large garden area which would be separated from the main hotel grounds by beech hedgerows and two dedicated car parking spaces would be provided in the existing car park of the hotel. Also the affordable dwelling unit has dedicated amenity and parking space and the applicants have confirmed that these can be delineated with appropriate boundary treatment if required. Consultee Response: WOOTTON COURTENAY PARISH COUNCIL: 1. Planning Application 6/43/11/103: Proposed replacement of a hotel and open market unit to 1 open market unit, 1 affordable unit and a hotel at Dunkery Beacon Hotel. Following consultation of the plans and information given by the present owner, Mr. D. Brown, Councillors were aware that one of the main considerations for the application was to maintain the viability of the Hotel by either selling or letting a redundant part of the building. It was acknowledged that the hotel is a prominent feature in the village. The application does not include any structural alterations other than the removal of an ugly spiral staircase at the rear of the building and the front of the hotel will appear unchanged . It was generally accepted that it would be beneficial to the village for the hotel unit to remain, more especially as many hotels over Exmoor were closing. the Parish Council have received no letters of objection or concern from within the village, and the immediate neighbours are happy with the proposals. It was generally agreed that the Parish Council should be as helpful as possible in order to maintain the viability of the hotel, and will support the application. WEST SOMERSET COUNCIL: no comment received SCC - ENVIRONMENT DIRECTORATE: have no objection subject to the imposition of a suitably worded condition in relation WESSEX WATER AUTHORITY: have no objection and provide drianage advice. SOUTH WEST WATER: no comment received to date. TREES AND WOODLANDS - ENPA: no objection HOUSING ENABLER OFFICER - ENPA: supports the proposal as he is confident that there is a need for a one bedroom affordable dwelling in Wotton Courtney. POLICY & COMMUNITY MANAGER - ENPA: no comment received to date Public Response: None to date. RELEVANT HISTORY 6/43/02/104 Erection of conservatory on the western elevation Full Approved 09 September 2002 Same Site 6/43/11/101 Lawful Development Certificate for the existing use of attached annexe as a self contained and independent unit of accommodatio n 6/43/11/103 05 July 2011 EXMOOR NATIONAL PARK PLANNING COMMITTEE CLEUD Approved 24 March 2011 Same Site 6/43/78/013 Provision of a fire escape at Dunkery Hotel, Wootton Courtenay Full Approved 16 January 1979 Same Site 6/43/89/104 Construction of carpark and turning point. Full Approved 12 September 1989 Same Site 6/43/89/106 Demolition of building, extension to kitchen, new laundry, garage, staff flat and five new bedrooms. Full Approved 03 October 1989 Same Site Most Relevant Development Plan Policies: Somerset and Exmoor National Park Authority Joint Structure Plan STR1 – Sustainable Development STR6 – Development Outside Towns, Rural Centres and Villages Policy 2 – Exmoor National Park Policy 19 – Employment and Community Provision in Rural Areas Policy 33 – Provision for Housing Policy 49 – Transport Requirements of New Development Exmoor National Park Local Plan S1 – Defined Settlements LNC1 – General National Park Policy CBS1 – Change of Use and Necessary Alteration of Buildings:- General Principles CBS2 – The Change of Use and Any Necessary Alterations of Buildings – in Villages and the Open Countryside H1 – Purpose of Housing Development H2 – Criteria for Occupancy of a Local Need Affordable Dwelling H6 – Conversions to Dwellings in villages E3 – Safeguarding Existing Employment Land and Buildings CBS12 – New Development TR3 – Traffic and Road Safety Considerations Observations: The two main planning issues are considered to be whether the loss of the unused hotel rooms is acceptable in accordance with Policy E3 and, if so, whether the proposed residential uses are acceptable in terms of policies for the conversion of rural buildings and the delivery of affordable housing. Local Plan policies seek to retain existing employment land and specifically Policy E3 seeks to retain the existing stock of employment land and buildings. Paragraph 5.17 of the Local Plan explains the reasons for this, which includes ensuring that a supply of land is available for prospective businesses, to avoid cost and complication of developing new 6/43/11/103 05 July 2011 EXMOOR NATIONAL PARK PLANNING COMMITTEE sites and to minimise the need for new sites of which there is a limited supply. Paragraph 5.18 of the Local Plan relates to Policy E3 ‘Employment Uses’ and clarifies that the policy includes uses categorised as being in C1 (Hotels and Guest Houses). Hotels are therefore protected under Policy E3 as employment buildings. Policy E3 states that:- “Development proposals that would involve the loss of employment land or buildings will not be permitted except where: i. Enhanced employment-generating uses are to be created on the site/in the building, or alternative provision will be provided on another suitable site(s)/building(s) under the control of the Applicant within the locality; or ii. The use of the site/building for employment purposes cannot be continued or made viable in the longer term. In respect of ‘i’, planning conditions or obligations will be used to ensure that the alternative provision is secured at an appropriate time in relation to the redevelopment of the site/building. In respect of ‘ii’, applicants will have to provide evidence to justify their applications and demonstrate that: a. They have fully explored all opportunities of grant funding and financial support to help retain employment use(s); and b. They have made reasonable attempts at marketing the site/building for employment uses over a suitable period of time, for a minimum of 12 months.” The applicants have provided evidence which demonstrates that building had been marketed satisfactorily and have produced extensive evidence that the continued use of the building as a hotel in the current form is not viable. They have also provided financial assessments of alternative diversification options such as including more affordable housing units or introducing self catering accommodation. This evidence concludes that only the proposed option of a three bedroom open market dwelling, one bedroom affordable dwelling and 8no letting rooms will provide the necessary financial security to secure the long term viability of the Hotel.
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