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Page 42 week, at times to significant levels. Midweek denials are especially high for Gravesend budget hotels. Similarly, Saturday occupancies are also strong for budget hotels. Friday and Sunday occupancies are lower, but pick up in the summer months as a result of increased trade from people attending weddings and family functions, families travelling en-route to the Continent and Brands Hatch events. Group tours are also a significant weekend market for one budget hotel. This research suggests potential for significant growth in demand for hotel accommodation of all standards in Kent Thameside over the next 20 years, particularly from the corporate and contractors market. In specific relation to budget and upper tier hotels, it recognises the potential for up to 5-9 budget and upper-tier budget hotels by 2026, with immediate potential for at least one new budget hotel and scope for a further 1-2 budget/ upper-tier budget hotels by 2011. In particular this report identifies that there will a growing demand for budget hotel accommodation due to the 2012 Olympic and Paralympic Games, primarily from construction companies and contractors working on the Olympic Park. Location and accessibility Having established that there is an identified need for budget and upper tier budget hotels in Gravesend, it is important to consider the issues of location and accessibility. As stated in the Governments Good Practice Guide on Planning for Tourism it is important to recognise that the particular market being met by the accommodation may influence the suitability of a location. The hotel being proposed is for the budget market and, as identified by the applicant, will cater primarily for building contractors working in the vicinity and general visitors to the area. It is therefore considered that the site of Cygnet House, which is located on a main distributor road into and out of Gravesend Town Centre, as well as its proximity to Gravesend train station and other public transport links such as Fasttrack, is a suitable location for such a hotel. This site, whilst being quite sustainable in terms of its location to public transport and the town centre, is also suitable to cater for the anticipated high demand for use by car born visitors due to easy links to and from the A2. Use Classes Order In respect of classified use, hotels fall within Use Class C1 of the Town and Country Planning (Use Classes) 1987 Order. This Class includes boarding houses and guest houses where no significant element of care is provided. As such, if approved, the use of Cygnet House hereby sought can vary between these uses without planning consent being required. However, it is worthy of note that the change of use from a hotel (or any abovementioned C1 use) to a hostel would be a material change that would require planning permission that would be considered on its individual merits by the Local Planning Authority. REPORT NO 7 PAGE 10
Page 43 Impact upon Upper Windmill Street Conservation Area The application building lies within the Upper Windmill Street Conservation Area and therefore its impact upon the character and appearance of the area is a material consideration. However, by reason of the works being restricted primarily to conversion of an existing building, there is unlikely to be any significant impact upon the surrounding area. Furthermore, the elevational works proposed, such as new windows, a fresh colour scheme and a canopy at ground floor, as well as enhanced landscaping and boundary alignment, could go some way to improving the appearance of the building and its setting. The new use, in an area which already has a strong commercial character should have a minimal impact on the character and appearance of the Conservation Area. As such it is considered that the scheme will visually enhance the character and appearance of the Upper Windmill Street Conservation Area and is appropriate within its setting. However, it is again stated that the advertisements indicated on the proposed elevations are not subject to consideration under this planning application as they require separate consent under the Town and Country Planning (Control of Advertisements) (England) Regulations 2007. Notwithstanding this comment, concern is expressed at this stage about the likely adverse impact of these on the character and appearance of the conservation area. It is considered that any advertisements on this building should be more modest in size and of a more appropriate design. Hotel v Hostel This application has been submitted alongside a similar application for the conversion of Cygnet House to a hostel (20090411). As is evident from the vast amount of local representation that has been received to both applications, there is a strong opinion from local residents that, regardless of the submitted description, both proposals will provide hostel type accommodation. However, in assessing this application it is necessary to consider only the planning merits of the application and the likely impact that it will have upon the character of the area and the amenity of the adjoining residents. In the first instance it is therefore considered appropriate to compare the internal accommodation proposed with that previously considered by Members to be acceptable and subsequently approved in order to broadly establish whether the proposal is actually for a hostel. It is worthy of note that whilst planning legislation distinguishes that hostels are a materially different use to hotels, hence being classed as sui generis rather than being within Use Class C1, there is no recognised definition of a hostel. It is therefore argued that the key considerations are the impact that the accommodation proposed is likely to have upon the character of the area and the amenity of the residents rather than that of what it should be called. Proposed Scheme (20090347) Approved Scheme (20080087) 48 bedrooms 60 bedrooms Communal shower rooms/wc’s En-suites in each room 5no. small communal residents lounges 1no. large ground floor residents (one on each of the upper floors) lounge No on site provisions for food/drink Commercial kitchen with bar REPORT NO 7 PAGE 11
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Page 3 and 4: Page 1 Agenda Item 2 Regulatory Boa
Page 5 and 6: Page 3 Regulatory Board 27.05.2009
Page 13 and 14: Page 11 Agenda Item 5a 125 Applicat
Page 15 and 16: Page 13 • Pair of semi detached t
Page 17 and 18: Page 15 John Collins (David Hicken
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Page 21 and 22: Lodge The TheBanks FarcombeHall 12.
Page 23 and 24: Page 21 GR/09/144 - Former Chequers
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Page 41 and 42: Page 39 Mr L F Ascott 134 Parrock S
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Page 69 and 70: Page 67 David Bond Claire Grehan Mr
Page 71 and 72: Page 69 hostel then planning permis
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Page 75 and 76: Page 73 Buildings Regulations/Fire
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Page 97 GR/09/410 - Copperfield, Wr
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