Scenario

The George Hotel is a large public house, restaurant and hotel property located in central Glossop, Derbyshire, within the Norfolk Square Conservation Area.

In 2021, a planning application was submitted to convert the property into 6 dwellings, providing high quality residential accommodation in a sustainable location, opposite Glossop train station.

In 2023, High Peak Borough Council refused the planning application, focusing on two primary issues:

1. Design – that the inclusion of rooflights and the proposal for a new door were not appropriate given the location of the property in the conservation area.
2. Amenity – that the proposed dwellings did not provide sufficient amenity space to the rear of the property.

Appeal

The Case for Appeal

In February 2024, we appealed the planning decision, on the basis that:

1. Design – there was a substantial body of evidence of the LPA permitting conversion projects, during the current local plan period, that included rooflights in greater numbers, and in more historically sensitive locations, than that of the subject site. In addition, it was evidenced that the refusal points around a new access on the front elevation were invalid, as this was in fact a reinstatement of an existing access.
2. Amenity – the LPA based their amenity argument on the view that the proposed dwellings could accommodate a family, therefore would do so, and accordingly should provide more outdoor garden space. In response, we built the case that given the highly accessible location of the property, it being next to the train station within the town centre, it should be taken that those who would be interested in living in such accommodation could be from a broad mix of users, such as retirees, young couples, or single professionals seeking access to Manchester city centre, and that it may be the case that such end users would place more weight on access than on garden space.

Appeal Allowed

In July 2024, the Planning Inspector allowed the appeal, granting planning permission.