Public reports pack PDF 9 MB - Gravesham Borough Council

Page 44
The above list compares the approved hotel and the proposed one with the most
significant difference being that the bedrooms no longer include en-suite bathrooms,
which have been replaced by the provision of communal washing facilities and toilets
on each floor. Also, the ground floor residents lounge, which was served by a kitchen
that would afford residents the provision of food and drink, has been removed in place
of small communal lounge areas on each floor.
It is suggested by GBC Private Housing Manager that the premises may be classified
as a House in Multiple Occupation. This stance is resolved partly by the fact that there
is “a lack of adequate and sufficient basic services, specifically the lack of provision for
meals and dining arrangements and sufficient basic bathroom amenities”. However,
notwithstanding this comment, the argument to be assessed under this application is
whether or not this revised means of accommodation would justify refusal of the
application in planning terms.
To that end it is questioned whether the deletion of en-suite bathrooms would have a
significant impact in planning terms, and also in terms of defining the building as a
hostel rather than a hotel. This is very much an internal arrangement and would not, for
example, exacerbate concerns over disturbance to the neighbouring residents.
Similarly, whilst the provision of small residents lounges may not be fundamental to the
issue of whether the accommodation proposed is a hotel or a hostel, this does raise
some planning concern over the potential impact upon adjoining residents. This matter,
and the potential harm it may cause, is explored in more detail in the following section.
For the purposes of this section however, it is resolved that the level of accommodation
being proposed under application 20090347 is still a hotel falling within Use Class C1
of the Town and Country Planning (Use Classes) Order 1987.
In considering this resolution it is of interest to refer to a chain of hotels found within
England and Europe known as Formula 1 Hotels. The level of accommodation
provided in these premises is very similar to that being proposed under this current
application and research indicates that it provides clean and cheap overnight
accommodation.
Impacts upon adjoining residents
The first and perhaps most obvious issue to consider with regards to the impact of this
proposal is on the adjoining properties relates to potential disturbance caused by
residents coming, going and generally using the hotel and its facilities. In order to
respect the amenity of the adjoining residents a condition can be imposed on any grant
of consent to ensure that the noise emitted from the building shall not exceed the
existing background noise level by more than 3dB, as determined at the nearest
residential premises. However, a condition is not reasonable if it were to restrict the
hours that vehicles could enter and leave the premises. Given the location of the site
within close proximity to Gravesend Town Centre, and its current authorised use as an
office block, some disruption will currently exist and this should not be significantly
worsened by this proposal.
It is noted that this proposal, unlike the previous consent under reference 20080087,
does not include a residents lounge at ground floor level, but it does comprise
communal residents lounges on each of the upper floors. This has the potential to
raise additional concerns over amenity due to the presence of what will be 5no.
residents lounges rather than one. Due to the restricted size of these communal
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