Agenda item

Planning Application Documents

The Senior Planning Officer introduced the report as published. He highlighted that an officer update had been circulated discussing the impact on the Beechwood Special Area of Conservation with an updated recommendation to permit subject to S106 agreement and specified conditions.

There were two public speakers on the item: an objector and the applicant.

The objector addressed the committee and made the following points:

·         Representing the residents of Moor Court Drive, all of whom are in objection to the plans and have contributed to the speech.

·         Developments should provide an overall benefit to the area, with potential public benefits balanced against and outweighing the many detriments recognised by officers. Residents believe that the detriments have been underplayed, and stated benefits are both exaggerated and do not compensate for the negative impact of the development.

·         Moor Court Drive is a quiet, leafy, airy, and attractive residential cul-de-sac. There are no shops, cafes or other hotels nearby to create noise. It is not unusual for the street to be described as a haven. The starting value and amenity of the area for residents is very high.

·         Activities within the Cotswold Grange Hotel have previously been contained within the building or within an enclosed courtyard garden, minimising the impact on local residents. This would be fundamentally changed by the proposed development which would leave the street overlooked by an overbearing glass pavilion and first floor terrace. The construction design and material will provide no sound or visual barriers which, along with increased use, will cause significant noise and indoor light disturbance to residents. It will change the nature of the street from being residential to feeling more commercial, which cannot be mitigated by adding conditions.

·         The whole building sits within a conservation area, characterised by light, airy space around buildings, and it is contrary to the council’s policy to have unacceptable erosion of that space. The proposed development adds the equivalent of a 2-storey house to the street, well beyond the existing build line for the road and infilling to the edge of the property. The design is intrusive, solid and overbearing and will remove the airy feel of the street. The Conservation Officer acknowledges that the proposal is large in relation to the current footprint and that developments in this conservation area are normally set away from existing boundaries. Allowing this development may set a dangerous precedent.

·         The rear extension backs on to a residential street and homes rather than a service road. With the new bedrooms looking into the properties opposite.

·         The suggested public benefits are economic but are not backed up by data or research and appear to be exaggerated. The claim that an increase of four bedrooms would lead to an increase of four permanent full-time staff is questionable and it is not possible for planning conditions to compel the applicant to make these appointments.

·         Further economic benefit for the town would need the additional rooms to bring people to Cheltenham who wouldn’t have stayed otherwise. Cheltenham’s economic strategy and the Tourism Officer have confirmed that outside of the two main Race meets there is spare capacity in similar hotel rooms within Cheltenham. These rooms will not provide additional revenue for 96% of the year. This modest revenue does not balance the significant negative impact.

·         The proposed plans will unnecessarily change a lovely, residential street for the worse forever, with minimal actual public benefit.

The applicant addressed the committee and made the following points:

·         He has had the privilege of running and owning Cotswold Grange for the last 18 years. It is a well-established, family-run hotel occupying a beautiful period building dating back to the 1850s. Featuring 20 bedrooms, a bar and function rooms it is one of the last few independently run, boutique hotels in the area and has long been a unique part of Cheltenham’s hospitality offering.

·         They are committed to carefully restoring and protecting the historic building whilst ensuring it continues to meet the needs of modern guests. A substantial refurbishment in 2015 ensured the period features were preserved. The hotel attracts visitors from around the world who appreciate staying in a  hotel with a story, a soul, and a true sense of place. Places like Cotswold Grange survive because of care, dedication and the ability to evolve thoughtfully in a way that respects the building’s character, enhances guests’ experience and integrates the local community.

·         The proposal includes a larger and more flexible function space which will enhance the hotel’s current offer, providing a much-needed venue for local events, small celebrations, and cultural gatherings in compliance with the hours outlined in the officer’s report.  A modest increase of six guest bedrooms will allow the hotel to meet demand whilst maintaining an intimate, personal experience. It will also improve accessibility with a new lift at the main entrance and a fully accessible bedroom.

·         With 26 bedrooms, the hotels anticipate over 13k overnight stays annually with the visitors staying projected to spend between £1.5 – £2 million per year, directly benefiting Cheltenham’s shops, restaurants and attractions.

·         The construction phase will represent a substantial investment to the local economy, and the full-time hotel team will increase from 9 to 13.

·         The proposal has been developed in consultation with planning officers, the design review panel and neighbours. Feedback has been listened to, plans adapted, and key requests have been incorporated. The revised proposal places the development more than 21m from the nearest neighbouring property and window placement has been carefully designed to avoid overlooking concerns.

·         Important to ensure that independent, characterful places are kept alive in a world in which they are disappearing. The proposal seeks to secure the future of a historic property, ensure that it continues to welcome guests, support local jobs and contribute to Cheltenham’s wider visitor economy. Without the ability to adapt businesses struggle and we don’t just lose jobs and revenue, we lose a piece of what makes Cheltenham special.

The matter then went to Member debate where the following points were made:

·         It’s good to see where applicants have worked with planning officers to develop a better scheme that serves the area better. The alterations and compromise were highlighted, and the plans were felt to have significantly improved. 

·         Whilst the addition of a terrace was not generally preferred and was described as conspicuous, it was noted that in this instance this was a good design.

·         It was highlighted that owners of listed buildings do need to be able to generate income to maintain these buildings.

·         Concern was raised that during construction the laurel hedge would be damaged, which provides an element of privacy for the residents. The rear extension was felt to be acceptable if this hedge was maintained. The applicant was urged to maintain this hedge as far as possible.

The Senior Planning Officer noted that it was not possible to protect the laurel hedge, however, one of the recommended conditions requires the provision of a landscaping plan setting out all landscaping that should be retained as well as additional planting. Once submitted and discharged they would need to comply with this plan, and if any plants and trees die within a set period they would need to be replaced. This would allow some protection for the hedge.

The matter then went to the vote on the officer recommendation to permit subject to S106:

For: 8

Against: 0

Abstentions: 0

Voted unanimously to permit subject to S106.