DC policies Preferred Options analysis PO29 7.26 PO 29 - Holiday Dwellings New holiday lettings units for short stay occupation on a rented basis will be permitted, but holiday homes (occupied as second homes) will only be acceptable as a replacement dwelling where it directly replaces a dwelling with the same occupancy condition. When permitting new holiday dwellings, the occupation will be restricted as a holiday lettings unit (for short stay occupation on a rented basis) to maintain and develop tourism infrastructure and the local economy. The Authority will continue to seek that holiday accommodation remains as such in perpetuity and is not sold off on the open market for year-round occupation or as a second home, therefore changes in the occupancy conditions from a holiday lettings unit to a second home will not be permitted. The Authority will resist the conversion of hotels and guest houses to permanent residential accommodation where there would be a loss of bed spaces available for holiday use. 1 Summary of issues raised: Eighteen responses submitted, six notes of support. The main issues raised were as follows Dispute the approach to limit non-letting holiday homes. There are important contributions made by regular visitors. If all the community were short stay lettings there would be no social fabric. There is not the demand for new holiday accommodation. Recommend reference to flood risk. As worded it is difficult for the policy to control second homes as this is not a planning issue given they are all classed as residential use. It is not clear whether the policy seeks to prevent a property changing to a second home or the opposite. Guest houses were permanent dwellings once, the economics of provision is a factor that should be taken into account. The wording of this policy is not strong enough – „resist‟ and „seek‟ The supporting text does not match the policy, it is mainly about boat yards. Holiday dwellings are essential to the economy and to the Broads Authority if they are to maintain the area for people to visit and enjoy. Broadlands need to be sustained as a tourism area, therefore allowing development has to be a must. All these policies are supported as they will ensure the future socially and economically of Broadland. Add at the end of the first paragraph: “….or currently no occupancy condition.” We support the protection of holiday letting accommodation from change to second home use, thus supporting the tourism industry. A clear definition of holiday letting dwellings (using the Inland Revenue definition) is welcomed to distinguish them from second homes. 2 a) Analysis: Support welcomed and comments noted. The Broads is a traditional holiday area and indeed promoting opportunities for public enjoyment is one of the three statutory purposes of the Authority. Trying to meet the duty forms the basis for this policy approach. Flood risk is dealt with by a separate emerging policy (PO10), cross referencing would undermine the object to develop concise policies and be unnecessary. Agree that the policy is confused over what it seeks to control. For clarity and to better reflect planning policy and what can be controlled by planning suggest that the policy is reworded and formatted under the heading: „Holiday Accommodation Occupancy Conditions.‟ Comments on the supporting text are noted. Government policy however, is clear that such text should be succinct and necessary to provide context only, not expanding on policy or containing decision making material. For these reasons comments are noted but may not necessarily be taken forward. The aim for the submission draft policies is to have limited streamlined supporting text only, and the content of the adopted Core Strategy to provide any further necessary background. 2 b) Choice of options analysis: Option ST17 would protect holiday accommodation from becoming second homes, which would protect this aspect of the tourist economy. This option would support the local tourism economy, and the other elements of the economy that rely on tourism. Where as second homes are unlikely to benefit the local economy as much as holiday homes, so options ST18, the do nothing option, is not worth taking forward. The conclusion therefore was to take option ST17 forward. The Authority will continue to restrict holiday accommodation so it remains as such in perpetuity and not sold off as second homes. Simlarly for the same reasons the Authority is seeking to resist the loss of any holiday bedspaces to ensure there continues to be opportunities for people to come and visit the Broads. 2 c) Sustainability Appraisal analysis: SA Objective Description of Effects Assessment SA2: To achieve This policy has the secondary benefit of support the 0/+ sustainable resource development of brownfield land for new holiday use through the efficient homes, as they will only be acceptable as a use of land, water, replacement dwelling, energy and materials SA6: To facilitate Restricting the sale of holiday or second homes to the - opportunities for open market will work to keep the supply of affordable housing permanent housing low and the demand high, which adjacent to, and in is likely to restrict the overall affordability of housing in exceptional the area. circumstances within, the Broads for those who live and work in the Broads SA9: To maintain and The provision of holiday letting accommodation is + enhance the essential infrastructure in support of tourist business infrastructure of the activity in the Broads area. Broads in support of business activity SA10: To support a Permitting new holiday lettings whilst limiting the + flourishing and healthy development of holiday dwellings will work to maintain Broads economy and develop tourism infrastructure and the local economy as it will increase the visitor capacity of the area. SA noted, in particular positive impact on SA objectives 9 & 10. There is a potential impact in seeking to maintain holiday units as such given that they could potentially alleviate the need and demand for housing, and if released in big enough numbers could improve the supply of houses and thus have an impact on affordability. However it is unlikely that this would happen on a big enough scale across the Broads to have a real impact. In addition affordable housing is not simply cheaper, smaller units it very much depends on the need that could be for larger family houses. 2 d) Appropriate Assessment analysis: Necessary for Likely European Site Affected: Appropriate conservation significant Possible Mechanism: Assessment management effect Possible Feature Impacted: required? of Natura 2000 site No No No mechanism No No effect noted. 3 Officer recommendation: PO 29 Holiday Dwellings Minor editing to affirm the control possible through the precise controls possible through the planning system using the comments made during the consultation. Delete references in the supporting text to boat yards as irrelevant to this topic. New policy: 7.26 Holiday Accommodation and Occupancy Conditions New holiday lettings units for short stay occupation on a rented basis will be permitted, but holiday homes (occupied as second homes) will be considered the same way as new residential dwellings. When permitting new holiday accommodation, the occupation will be restricted by a planning condition to a holiday lettings unit (for short stay occupation on a rented basis) to maintain and develop tourism infrastructure and the local economy. The Authority will continue to seek that holiday accommodation remains as such in perpetuity and is not sold off on the open market for year-round occupation or as a second home, therefore changes in the occupancy conditions from a holiday lettings unit to a second home will not be permitted. To control this the Authority will apply the following conditions: a) The accommodation will be for holiday use only, and shall not be used as a second home or for the sole or main residence of the occupiers. b) It will be available for holiday lettings for a period of not less than 120 days in any 12 month period and no person shall occupy any part of the accommodation for a period exceeding six weeks or occupy any part within a period of three weeks following the end of a previous period of occupation by that same person of any part of the development hereby permitted. c) A register of bookings be maintained at all times and shall be made available for inspection to an officer of the local planning authority upon reasonable notification. The register and shall be available for inspection following the first occupation of the development and future records should be kept for the last twelve months. A seasonal occupancy condition will be attached where the accommodation is not suitable for year round use. The Authority will resist the conversion or redevelopment of hotels and guest houses to permanent residential accommodation where there would be a loss of bed spaces available for holiday use. New houses used as second homes. For reference: NNDC‟s EC10: Holiday and seasonal occupancy conditions Holiday occupancy conditions will be placed on new unserviced holiday accommodation requiring that: It is used for holiday purposes only and shall not be occupied as the sole or main residence of the occupiers; and It shall be available for commercial holidaylets for at least 140 days a year and no let must exceed 31 days A register of lettings / occupation will be maintained at all times and shall be made available for inspection to an officer of the local planning authority on request. A seasonal occupancy condition will be attached where the accommodation is not suitable for year-round occupation by nature of its location, design or proximity to a habitat that needs extra protection at certain times of the year.