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					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.

				
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Description: PO29---Homepage---Broads-Authority