Agenda item

The Committee will be requested to consider an application for planning permission,

details of which are set out in the accompanying report.

The Committee considered planning application 19/0056 requesting permission to erect a part four, part five-storey hotel at 429-437 Promenade to provide 104 guest bedrooms an ancillary cafe/restaurant unit at ground floor level and parking to the rear with vehicular access taken from Commercial Street following clearance of the site.  Prior to the start of the meeting, Ms Parker, Senior Planning Officer, had circulated a late representation to the Committee and all interested parties and informed Members that the representation did not identify any additional concerns to those already reported.

Ms Parker, Senior Planning Officer, provided the Committee with an overview of the application and presented an aerial view of the site, the site layout, location and elevation plans.  Outline planning permission had previously been granted for the demolition of the buildings on site and the erection of a five storey building, but was due to expire on 3 April 2019.  Ms Parker reported on the development’s accepted use of the area as holiday accommodation as it was within a holiday accommodation area. She advised on significant amendments to the application since it was first submitted which included the setting back of the top floor to minimise the impact of the elevation on neighbouring properties and highlighted proposed conditions requiring agreement of window and boundary treatments.  Ms Parker acknowledged that there would be a degree of impact on the amenities of the occupiers of properties to the rear of the proposed development but considered that this could be safeguarded through appropriate window treatments. With regards to the low level of parking provision, Ms Parker referred to the lack of objection from the Head of Highways and Traffic Management and reported on the proximity of public car parks and the accessible location of the site. She also referred Members to the representations included in the update note, reminding the Committee that commercial competition was not a planning consideration. Ms Parker had reported on officers’ initial concerns regarding the lack of windows in a number of the bedrooms, however, further investigations revealed similarities with other hotel developments and she advised on the popularity of these types of rooms. Ms Parker reported on her view of the benefits of the application which included the quality of the proposed development, the improvement to the streetscene on the Promenade, the redevelopment of a vacant site and the potential for it to provide greater confidence in the resort and encourage wider regeneration opportunities.

Mr White, member of the public, spoke in objection to the application both personally and on behalf of Stay Blackpool.  His main objections included the design and scale of the proposed building which he considered out of character for the area and the minimal parking provision which in his view would result in significant parking and highway issues.  He also considered that the proposed hotel accommodation would conflict with the town’s aim to encourage high quality accommodation.  He also presented his view on the adverse impact on local businesses.

Ms Parker, referred Policy LQ4 of the Local Plan which required a minimum of four storeys for new development on the Promenade.  At the request of the Chairman, Ms Parker circulated hard copies of the proposed development.

Mr Grant, Applicant’s Agent and Mr Wray, Architect were in attendance at the meeting and responded to questions from the Committee by advising on their view of the high quality and affordable accommodation that would be provided which was aimed at attracting both business users and tourists, with the price range determined by demand.

The Committee considered the application and conflicting views were aired regarding the lack of windows in some of the hotel’s bedrooms. Computer Generated Imagery of the relevant bedrooms were shown to Committee Members.

Concerns were also raised relating to potential parking and highway congestion due to the lack of onsite parking provision, however Members also noted the accessible location of the site and the availability of public car parks in the surrounding area. The Committee also acknowledged the benefits of the proposed development in terms of investment in the area and the opportunity for redevelopment of a vacant site that was currently in poor condition. Ms Parker, in response to a question from the Committee, confirmed that the condition relating to the agreement of the boundary treatment could stipulate the requirement of a wall following demolition of the existing garages.

Resolved:  That the application be approved, subject to the conditions and for the reasons set out in the appendix to the minutes.

Background papers:  Applications, plans and replies to consultations on the application.