Agenda item

A report was presented on an application for the change of use / conversion / extension of the former Park Hotel building from offices (Class B1) back to a hotel (Class C1). The erection of a new build single storey pavilion building and demolition of the existing JDO building and its replacement with an office building / extension to the hotel. The change of use / conversion / part demolition and rebuild of No 8 East Cliff from offices (Class B1) to health spa (Class D1) and remodelling of existing car parking and landscaping works at the former Park Hotel Complex, East Cliff, Preston.

The report included the views of Preston City Council, The Victorian Society, Historic England, Network Rail and the county council's County Ecology Service, Lancashire Archaeological Advisory Service, County Landscape Service, Highways Development Control and Lead Local Flood Authority. The report also included details of four representations received.

The Development Management Officer presented a PowerPoint Presentation showing an aerial view of the site and the nearest residential properties. The committee was also shown illustrations of the proposed development and photographs of the site from various aspects.

The Officer reported orally that further representations had been received in respect of the application. A summary of the representations together with advice from the officers, was set out in the Update Sheet (copy set out at Annex A to the Minutes). 

The officer also advised that Condition 14 should be reworded as follows:

'The playing of amplified music within any part of the hotel or pavilion shall not take place between the hours of 12.00 am midnight and 10.00 hrs on Mondays to Sundays'.

Mr Isaac and Mr Richardson both residents of East Cliff, addressed the committee reiterating the concerns set out in the report and the Update Sheet with regard to the potential for noise and the impact on traffic and parking in the area.

Mr Isaac called on the committee to ensure that the end walls of the pavilion were constructed out of suitable acoustic material to mitigate the impact of noise. He also called for mitigation measures to be incorporated into the design such as an acoustic lobby to ensure that noise from the interior of the pavilion would be better contained. 

Mr Richardson maintained that the surrounding highway network would not be able to cope with the additional traffic that would arise from the proposed development.  He also raised concerns about parked vehicles along Winckley Square and Ribblesdale Place which made access to East Cliff difficult particularly in the evenings and on Sundays. It was felt that the proposed development would only exacerbate matters. 

In response to the above concerns, the officer advised that in order to mitigate the impacts of noise from the pavilion building, the applicant proposed to incorporate a sound ceiling as part of the design. The sound ceiling and directional speakers located over the dance floor would help minimise noise escaping the room and that the installation of a sound limiter would prevent the break out of noise into the parks and nearby residential areas.

With regard to the traffic concerns, the officer advised that the site had a previous office use and it was considered that the total volume of traffic associated with the new hotel / office use would not be dissimilar to that occurring previously albeit that the times when the vehicle movements occur would be different. The committee was also advised that a scheme of traffic calming measures would be implemented which would include measures to reduce vehicle speeds on East Cliff and to control on street parking on East Cliff between its junctions with Ribblesdale Place and East Cliff Road.

Following questions to the officers by the Members with regard to the number of car parking spaces associated with the new development and the proposed noise mitigation measures, it was Moved and Seconded that:

"The conditions to the proposed planning permission be amended to require that the end walls of the pavilion be constructed out of suitable acoustic material."

On being put to the vote the amendment was Carried it was therefore:

Resolved:  That subject to an amendment to condition 14 above and an amendment to the existing conditions requiring the end walls of the pavilion to be constructed out of suitable acoustic material, planning permission be granted subject to conditions set out in the report to the committee.