A Chester hotel’s plan to demolish a garage in order to create extra rooms has been rejected. The Dene Hotel on Hoole Road wanted to construct a single storey building with three rooms as part of an extension to the existing hotel.
However, a full planning application – lodged with Cheshire West and Chester Council in August last year – has been refused this week. In a report recommending refusal, council case officer Jake Powell said there was ‘an inadequate separation distance’ between the proposed rooms and a neighbouring property.
He also pointed to a lack of additional parking to accommodate the increase in guests as well as ‘insufficient information’ relating to the impact on protected trees near the site. The report states: “The principal property to consider in relation to amenity would be the residential properties to the south, Badgers Rake and The Cottage. In regard to Badgers Rake, this neighbouring property is a dormer bungalow which has been previously extended to the rear.
“This neighbouring property benefits from a number of windows at ground floor level on the north-western elevation facing the application site. However, given the siting of the proposed development in relation to this neighbouring property, in conjunction with the relatively low level of the proposed development, it is considered that the proposed development would not result in a detrimental impact on amenity on the current and future occupiers of Badgers Rake in relation to outlook, privacy, light, noise or odour.
“In relation to The Cottage, the proposed development would be sited a sufficient distance away to ensure that the proposed development would not result in a loss of light. However, significant concern arises from the separation distance between the proposed new units and The Cottage. Normally, there should be a minimum distance of 21 metres between facing windows of main habitable rooms.
“The distance between the closest habitable room windows on the front elevation of The Cottage to the rear kitchen windows of the proposed new units would range between approximately 11-15 metres. As both of these rooms are considered habitable, this would full short of the recommended minimum distances, and the proposed development would therefore result in a loss of outlook and privacy to occupiers of The Cottage.
“Whilst it is acknowledged at this time that there is existing foliage between the application site and this neighbouring property, as this is not necessarily a permanent feature, this is still considered an unacceptable relationship. Given that the application seeks permission for the construction of three new rooms, three additional car parking spaces are required. The applicant has failed to indicate that any additional parking would be provided in line with this increase in required spaces. As such, it is considered that the proposed development would not provide adequate parking.
“The proposed development is in the vicinity of three established trees located within a Conservation Area. The applicant has failed to provide any information in relation to these trees, in the form of an Arboricultural Impact Assessment and/or a Tree Protection Plan. Insufficient information has therefore been provided by the applicant for Officers to accurately assess the impact of the proposed development on protected trees.”
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