New holiday apartments near Lancaster music venue get thumbs up despite 481 objections

Plans to convert a prominent Lancaster city centre building into holiday apartments have been given the green light despite hundreds of objections.

Lancaster City Council has granted planning permission for a 'change of use' on the first and second floor offices of 60 Market Street, 2/2A China Street and Castle Chambers, to four holiday let apartments.

The building is located on the one-way system through Lancaster city centre.

A total of 481 objections to the scheme were received by the council, with three comments in favour.

A statement on behalf of the applicant says the new apartments will "create a convenient and attractive place to stay for visitors to the city".

In November, nearby live music venue The Pub Facebook page called for people to object to the proposal.

It said: "We’re concerned this could threaten our ability to continue hosting live music."

One of the objections said: "Introducing holiday lets may lead to noise complaints from short-term visitors unfamiliar with the lively environment, putting the pub's live music events at risk."

Another said: "The potential effect on the local live music venues from residents' complaints would be a large negative for these local businesses."

Another said: "It is great Lancaster businesses are wanting to invest in our city but this should not be to the detriment of existing businesses. Popular live music venues are in the area of this application and this should be taken into consideration."

The Pub is pictured below.

The council approved the scheme with a decision notice published last month.

A council officer report said: "The principle of the change of use and segregation of this property into holiday accommodation may be supported in the interests of wider regeneration objectives the council holds.

"The layout proposed is considered to be acceptable in this instance.

"The accommodation provided is of an acceptable standard and largely meets NDSS (Nationally Described Space Standards) requirements.

"Appropriate noise mitigation can be provided to ensure the development does not harm the ongoing viability of surrounding nighttime economy venues.

"Subject to appropriate detailing, the external alterations proposed have a neutral impact upon the Conservation Area, setting of listed buildings and the NDHA (non-designated heritage assets). Subject to conditions, the proposal is also acceptable in terms of the other relevant material considerations discussed above, and as such is recommended for approval."'

Conditions include that the apartments must not be occupied until approved noise mitigation measures are in place, and that the apartments must not be used as a person's sole place of residence.

A design and access statement submitted with the plans says: "The buildings are on a prominent position on the corner within a central city location.

"The building is dated as 1897.

"The ground floor of the building is currently an estate agent with access through to a staff room and meeting area along China Street.

"The upper floors are office space that has been empty for a number of years.

"The door to the proposed apartments is to China Street.

"The ground floor apartment unit is currently a unoccupied retail - it was last used as a hairdressers.

"There were various applications to alter the building to ensure its ongoing use as an estate agent with office space in the 1990s.

"The adjacent property (4 China Street) was recently approved to convert the flat to the first and second floor into two flats. 

"Preapplication advice (from the council) was received for the conversion of the upper floors to Castle Chambers.

"This advice did not include the conversion of the ground floor unit to China Street but was positive regarding the conversion (saying) 'the provision of visitor accommodation in this location would be broadly consistent with the aims of the (council's) Local Plan to enhance the city centre’s role as a retail, leisure and cultural centre and to improve the district’s visitor offer'.

"The advice was included in the submitted design which keeps the units to one and two beds with a defined entrance to the street. 

"The application seeks to create holiday apartments to create a convenient and attractive place to stay for visitors to the city. These would be easily reached from the train station and allow ready access to the city’s attractions, venues and shops.

"The applicant (Joe Crookall) is an established provider of similar accommodation close by and these apartments would be serviced by the same team.

"The proposals are to amend the internal layout to form two apartments to the first and second floor to Castle Chambers and to convert the ground floor unit to a single bedroom apartment.

"This will use the existing stair and entrance but amend the internal layout to form the new apartments.

"None of the buildings are listed but sit adjacent to 66 Market Street which is a Grade II listed building. The buildings are in the Lancaster Conservation Area.

"China Street and the corner to Market Street are considered strong gateways to the city and the building is considered ‘positive’ as part of the conservation area. This would be due to its attractive built form, well defined corner to China Street and active frontage to the street.

"The impact to the conservation area would be minimal and certainly less than significant. By replacing the windows with high quality units (that can be controlled by planning condition) improvements to the interior can be gained whilst maintaining the long-term external appearance of the building. "The use as high quality holiday lets will also ensure the long-term sustainable usage of the building and its maintenance.

"A noise assessment has been carried out by Martec and the recommendations will be taken account of during the conversion works. This includes acoustic linings internally, improvements to glazing in the proposed new windows and the air management to ensure windows are not required to be opened.

"The reuse of the building as holiday apartments will provide much needed visitor accommodation in a central location within a characterful building. This is an appropriate reuse of the building whose occupants will support the local economy and adjacent cultural and entertainment venues."

Read more: Lancaster live music venue launches bid to stop nearby holiday flats development - Beyond Radio