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.

It is accepted by officers that the loss of 6no unused letting rooms from this hotel and the introduction of an affordable housing unit together with the swapping of a small open market dwelling to a larger open market dwelling is the only feasible option to address the specific issues of this Hotel and secure the long term viability of Dunkery Beacon Hotel. It is noted that whilst potentially 6no hotel bedrooms will be lost these are currently not let due to the substandard size and outlook and are not seen as suitable letting rooms for today’s demanding tourism market. The applicants argue that the financial security created by this proposal will however allow for the enhancement of the existing 8no letting rooms that the applicants feel are of an appropriate size and outlook to meet the standards required for today’s demanding tourism market.

In conclusion it is considered that the proposal meets the requirements of Policy E3.

The second planning issue concerns the conversion of part of the Hotel to an open Market dwelling and the use of the existing open market flat as a one bedroom affordable dwelling unit. In this case, there is a lawful one bedroom open market dwelling at the Hotel and the

6/43/11/103 05 July 2011 EXMOOR NATIONAL PARK PLANNING COMMITTEE proposal seeks to use this as an affordable dwelling unit. The Rural Housing Enabler has confirmed there is a need for such a unit in Wootton Courtenay. The affordable housing unit will be able to operate independently of the hotel because it has a separate front door and whilst it is a small unit officers feel that a future expansion of this unit could easily be accommodated without impacting on any of the main rooms or habitable accommodation of the hotel. In consequence if the local needs unit is agreed it would not have to stay the same size as present but could be enlarged depending on the need. In view of this it is considered that the provision of the one bedroom affordable living unit is acceptable and complies with the affordable housing policies of the local plan.

There is the issue of the proposed swapping of the open market unit to another part of the hotel and expanding it to three bedrooms. Policy H6 is relevant and for a conversion to residential to be acceptable under this Policy the dwelling, among other things, would need to be for local need affordable accommodation. However, it should always be noted that the process for dealing with individual applications is set out in Section 38(6) of the Planning & Compulsory Purchase Act 2004. This states that if regard is to be had to the Development Plan, the determination must be made in accordance with the plan unless material considerations indicate otherwise.

It should also be noted that Central Government is committed to the development of strong, vibrant and sustainable communities and to promoting community cohesion (para. 14 PPS1) and these aims are reflected by the National Park’s Local Plan. As stated earlier in the report it is considered that sufficient evidence has been submitted to support the claim that the provision of an open market dwelling of this size is necessary to ensure the future viability of the Dunkery Beacon Hotel. The retention of employment uses is a key priority for the Exmoor National Park Authority and this type of employment use can be a vitally important element in ensuring vibrant sustainable communities. These factors are important material considerations in determining this application.

It is considered that the key priorities of providing affordable housing, retaining employment uses and ensuring vibrant sustainable communities are reflected in this development therefore the principle of development is considered to be acceptable.

Wootton Courtney Parish Council supports the application and no objections have been received in relation to the principle of this development.

Conclusion The provision of the local needs affordable unit and the retention of the Dunkery Beacon Hotel are significant factors in the application. Officers have now come to the view that the planning circumstances surrounding this case justify the grant of planning permission. In effect the application would result in the change from a large unviable hotel and an open market dwelling to a smaller more viable hotel, local needs affordable dwelling and an open market dwelling. This approach is considered to fall within the aims of the housing strategy and also the employment policies in the Local Plan, notwithstanding the precise requirements of H6 and E3 are not fully met in this case.

To conclude, the circumstances in this case, especially with the provision of a local needs affordable unit of accommodation and retention of a smaller more viable hotel, fall to be considered as acceptable. Subject to the signing of a legal agreement to ensure that the

6/43/11/103 05 July 2011 EXMOOR NATIONAL PARK PLANNING COMMITTEE existing dwelling is retained in perpetuity for those in local affordable housing need it is recommended that permission be granted.

Recommendation: Approve subject to the following conditions 1. 1 Time limit for commencement of development (3 years) 2. The development hereby permitted shall not be carried out except in complete accordance with the details shown on the drawing numbers 14007- 01, 02, 03, 04, 05, 06, 07 received on 21st April 2011. 3. The unit of local needs accommodation located in the north-east corner of the main building shall be retained as independent accommodation and shall not be consolidated into the main house without the prior permission in writing of the Local Planning Authority. 4. No development shall take place until a landscaping scheme including planting of trees, shrubs, herbaceous plants and areas to be grassed has been submitted to and approved in writing by the Local Planning Authority. The landscaping shall be carried out in the first planting season after commencement of the development, unless agreed otherwise, in writing, by the Local Planning Authority and shall be maintained for a period of 5 years, such maintenance to include the replacement of any trees or shrubs that die. 5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any Order revoking and re-enacting that Order with or without modification), no extensions to the open market dwelling hereby permitted shall be erected without the prior permission, in writing, of the Local Planning Authority. 6. In addition to condition 5, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any order revoking and re-enacting that Order) express planning permission shall be obtained for any development within classes A - F of Part 1 of the Schedule of the Order. 7. Any gas, electricity, water, sewage, telephone and cabling services to the development the subject of this application shall be placed underground. 8. No floodlights or other forms of external lighting shall be installed on the site without the prior permission, in writing, of the Local Planning Authority. 9. The development hereby permitted shall not be commenced until two parking spaces for the dwelling and a properly consolidated and surfaced turning space for vehicles have been provided and constructed within the site in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority. Such parking and turning spaces shall be kept clear of obstruction at all times. 10. Prior to the occupation of the affordable dwelling unit hereby approved details of the allocated parking space, boundary treatment and curtilage for this dwelling shall be submitted to and approved in writing by the LPA, thereafter the parking space, boundary treatment and curtilage for this unit shall be retained in accordance with the approved details.

1. In accordance with the provisions of Section 91 of the

6/43/11/103 05 July 2011 EXMOOR NATIONAL PARK PLANNING COMMITTEE Town and Country Planning Act 1990, (as amended by the Planning & Compulsory Purchase Act 2004).

2, 4, 5, 6, For the avoidance of doubt and in the interests of visual 7, 8. amenity.

3. to comply with local plan policy.

9. in the interest of highway safety

10. For the avoidance of doubt and to safeguard the amenities of the adjoining occupiers

Notes to Applicant:

MONITORING OF DEVELOPMENT

The applicant/developer is reminded that it is their responsibility to ensure that the requirements of each planning condition are met and that the works are undertaken in accordance with the approved plans. Any failure to meet the terms of a planning condition or work which does not accord with the approved plans leaves the applicant/developer liable to formal action being taken. The National Park Authority endeavours to monitor on site the compliance with conditions and building works. This has benefits for applicants and developers as well as the National Park. To assist with this monitoring of development the applicant/developer is requested to give at least forteen days notice of the commmencement of development to ensure that effective monitoring can be undertaken. The Planning Section can be contacted at Exmoor National Park Authority, Exmoor House, Dulverton, Somerset, TA22 9HL or by telephone on 01398 323665 or by email [email protected].

6/43/11/103 05 July 2011 EXMOOR NATIONAL PARK PLANNING COMMITTEE CONDITIONS AND INFORMATIVES AND THE SUBMISSION OF FURTHER DETAILS Please check all the conditions and informatives attached to this Decision Notice. If there are any conditions which require submission of details and/or samples prior to work commencing on site it is vital than these are submitted and agreed in writing by the Local Planning Authority before work starts. Given the High Court’s interpretation of the Planning Acts and their lawful implementation it is unlikely that the Local Planning Authority will be able to agree to a sample/details after the commencement of works if that sample/details should have been approved prior to commencement. If a sample/detail is not agreed as required prior to commencement and works have started then it is likely that this matter may only be able to be rectified by the submission of another application. To avoid delay, inconvenience and the need to submit a further application, please ensure that all appropriate details/samples are submitted and agreed at the specified time.

Please also note that due to other decisions of the High Court it is now not normally possible for the Local Planning Authority to agree to minor amendments to approved applications on an informal basis. The Department of Communities and Local Government have introduced a process whereby it is now possible to apply for a non-material amendment to a permission. This can deal with changes to plans which do not fundamentally alter the form of permission but are a variation to the approval. The appropriate form is available by request at Exmoor House or by downloading from the National Park Authority web site. Applications can be made via the Planning Portal.

Please ensure that works comply with the approved plans so as to avoid the possibility that works are unauthorised and liable for enforcement action.

LOCAL NEEDS HOUSING

This permission is subject to a Section 106 Agreement to ensure that occupancy of the dwelling(s) is confined to persons in local housing need in perpetuity.

SUMMARY OF REASONS FOR GRANTING PERMISSION. The development by reason of its provision of affordable housing, protection of the hotel’s viability, impact on local amenity, character, design, trees, highway safety and subject to the above conditions, is considered to accord with the policies of the Development Plan (detailed below) and material planning considerations do not indicate otherwise.

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Windrush 110 6m Site Map Reproduced from an Ordnance Survey map with the permission of the 1:2500 Controller of HMSO © CrownCopyright reserved. Licence No 100024878

Planning Application No 6/43/11/103

Planning Application Site

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