Agenda item

Retain Unit 14 for use as dwellinghouse and/or commercial holiday let for short term lets.

The Committee agreed to extend the meeting beyond three hours.

The Planning Officer presented the application for the retention of a residential unit for use as dwellinghouse and/or commercial holiday let. The application site was shown on a map of the area. The site forms part of a wider development of 19 dwellings. The site fell within the Langton Matravers settlement boundary, within the Conservation Area and within the Dorset National Landscape.

Unit 14 was shown on a site layout plan of the overall development. Photographs were provided of the access to the site, the approach to the site from Old Malthouse Land and the access via Old Malthouse Lane. A photograph of the dwelling was also shown.

Permission was being sought to retain unit 14 as a dwellinghouse, but also to be used as a commercial holiday let, there were no proposed physical changes to the dwelling. A condition in the current planning permission required the property to be used as a principal residence to reflect policy H14 in the Purbeck Local Plan.

It was explained that the proposal had the potential to result in the loss of one permanent dwelling, however the dwelling could still be used as principal accommodation or as a holiday let. The Planning Officer addressed other issues with the application, including a concern raised by the Parish Council about community sustainability, however it was considered that because the proposal would only affect 1 property within a development of 19, it would not have a significant impact on the community. No impacts on the character of the area or heritage assets were anticipated as there was no physical changes included in the proposal and the dwelling was modest in scale (2 bedroom) so was unlikely to be occupied by more than one household as a holiday let.

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Public representation was received from Ken Parke, the agent for the application. He stated that the policy set out that holiday lets were not considered as second homes and where the property was being used as a holiday let it would contribute to the local economy, while a second home would be empty for much of the year. The proposal was seeking flexibility for the dwelling to be let on a short-term basis, if it was not possible to let the property on a long-term basis.

A statement was read out by the Vice-Chair, on behalf of Cllr Peter Golob from Langton Matravers Parish Council. Concerns were raised including the loss of a residential dwelling, given the high proportion of holiday lets and second homes within Langton Matravers. It was also felt that the flexible designation did not provide enough clarity on what was being approved. There was also concern that approval of the application would lead to similar applications being brought forward.

Cllr Ben Wilson spoke as the Ward Member, in objection to the application. He stated that the application went against the intention of policy H14 in the Local Plan. He expressed that there was no demand for new holiday lets within Purbeck, but rather more need for residential dwellings. Concern was also raised that the application would set a precedent and result in further applications being approved.

In response to questions from members, officers provided the following responses:

·       A condition would require that the use of the dwelling as a holiday let be evidenced by the applicant upon request.

·       Generally holiday lets do not require planning permission and dwellings that are use class C3 can be let out without permission unless the use results in a material change to the character of the use.

·       All applications are considered on their own merit and officers did not consider that this application would set a precedent in the area.

·       In order to refuse the application, members would need to demonstrate that the loss of the residential dwelling would cause harm to local services such that the proposal was contrary to policy EE4.

Several members expressed concern about the application and felt that it went against the intention of policy H14 in the Local Plan, although recognised that the policy allowed for short term holiday lets.

It was proposed by Cllr Brenton and seconded by Cllr Skeats that the application be deferred. The proposal was withdrawn following further discussion, and confirmation that the Council’s legal team would not be able to expand on the legal advice that had been provided to members.

It was proposed by Cllr Sowry-House and seconded by Cllr Morgan that the application be granted.

Decision: That the application be granted subject to the conditions set out in the appendix to these minutes.