Agenda item

Extension of the existing ballroom, erection of a new extension for new toilet facilities, creation of a new timber framed deck and pergola to rear elevation.

The Committee considered a report of the Senior Planning Officer regarding an application for extension of existing ballroom, erection of a new extension for new toilet facilities, creation of a new timber framed deck and pergola to rear elevation at Bowburn Hall Hotel, Bowburn (for copy see file of Minutes).

A Dobie, Team Leader – Central and East gave a detailed presentation of the application which included a site location plan, aerial photograph, site photographs, existing and proposed layout, elevations and floor plans.  The Team Leader informed the Committee that the application had been deferred from the last meeting of the Committee because Members had expressed concerns about noise from the proposed application, and a Senior Environmental Health Officer was in attendance to address any queries from Members.  He also requested that if Members were minded to accept the recommendation of approval, authorisation be given to officers to amend Condition 4 to refer to adjacent residential properties on Leyland Close.

Councillor J Blakey, local Member, addressed the Committee.  While she was pleased that there was a Senior Environmental Health Officer in attendance to answer queries about this application, there were still concerns from local residents about levels of noise from the proposed development.  Councillor Blakey acknowledged that Bowburn Hall was a benefit for the village of Bowburn, but asked that consideration be given to those residents who lived on the boundary with the Hotel.  Local residents needed a guarantee that the noise generated from the proposed development would not cause a nuisance and not only a condition attached to the consent.  The way the proposed conditions were managed was paramount.  The conditions should guarantee that if and when local residents experienced a noise problem this would be dealt with immediately by management of the Hotel, rather than them having to fill in diary sheets to log the noise problem.  Local residents wanted some consideration given to how they lived their lives.

Councillor M McKeon, local Member, addressed the Committee.  While she was proud to have a business like Bowburn Hall in the village, there were serious concerns about this application, in particular the enforceability of the proposed noise management plan.  Part of the proposed noise management plan was to ensure that doors and windows were closed while music was being played but heat would be generated during events which involved live music, alcohol and dancing and this could lead to windows and doors being opened.  Councillor McKeon asked how many supervisors would be patrolling the grounds of the hotel to enforce the noise management plan when events took place and how stewards would be trained.  If residents were being disturbed by noise from the Hotel because conditions were not being enforced, would they be able to call council officers at the time?  These concerns were borne out of existing issues with the Hotel and Councillor McKeon urged the Committee to think about the enforceability of the proposed noise management plan.

Councillor S Dunn, local Member, addressed the Committee.  There were current and a history of noise issues from the Hotel for local residents.  The veranda and windows to the existing ballroom were part of the current problem and doors would only block noise if they were closed.  Assurances were sought that that the measures in the noise management plan were enforceable and that signs would be placed next to the doors stating they must be closed and to include this in any hire agreement the Hotel has with customers.

Mrs Scarr, local resident, addressed the Committee.  She informed the Committee that she was aware of the position of the Hotel when she moved in to her property, but at the time it was a small, country house type of hotel.  The Hotel then extended its restaurant and functions room and hosted discos and live bands which led to noise issues.  Residents received no co-operation from the Hotel manager when they rang to complain about the noise.  Mrs Scarr suggested that noise testing should be carried out when events were in full flow at the Hotel.

Mr Scarr, local resident, suggested that local people should be provided with a contact telephone number to report noise problems or a method to monitor noise issues should be proposed if there were problems.  Noise was created both inside the venue and by people outside of it.  A method of recording complaints was needed, Mr Scarr did not believe the Hotel would address noise issues because it had not in the past.

Mrs Harker, local resident, addressed the Committee.  She asked that when local residents complained and nothing happened, where they would go from there.  There was no communication with the Hotel.  Mrs Harker suggested that noise monitoring should be carried out in local resident’s houses.

Mr White, agent for the applicant, addressed the Committee.  The proposed development would be an improvement on the current situation at the Hotel and the proposed noise management plan was a substantial undertaking.  The proposed ballroom would be fully air conditioned which was an improvement on the current situation, and this would avoid the need to open windows and doors.  The increased size of the ballroom would allow for sound equipment to be directed appropriately to avoid noise nuisance and the proposed new windows would have increased sound deadening properties.

Mr C Eedie, Hotel Manager addressed the Committee.  Concerns had been expressed regarding noise.  When music was on the doors would be closed the doors would be closed after 7 p.m. and people would be discouraged from using outdoor areas near to Leyland Close.  The new materials to be used in the extension would reduce noise.  Any complaints procedure was the complaints procedure of the County Council.  Outdoor space was already used during the daytime and the Hotel was already licensed for outdoor ceremonies.  The Hotel took residents’ concerns seriously and had worked closely with the County Council’s Environmental Health Officers.  The proposed development would benefit Bowburn by creating 7 jobs and increasing prosperity.

The Team Leader informed the Committee that the noise management plan had been agreed between the Hotel and the Councils Environmental Health Officers and the condition to require compliance with the plan was enforceable.  If evidence was provided, legal enforcement action could be taken.  Such evidence could be from officer inspections or from residents.  The application was an opportunity to address concerns which had arisen from the previous lack of management controls.

Councillor Jewell informed the Committee that the application was deferred from the previous meeting because the Committee was not confident noise issues had been addressed and asked whether any negotiation had taken place between the Hotel and local residents.  Councillor Jewell also asked whether the introduction of a noise management plan meant that noise issues were expected to be a problem.

Councillor Taylor replied that the introduction of a noise management plan was a proactive step to prevent problems arising.

Councillor Jopling informed the Committee that improved glazing and the introduction of air conditioning would reduce the levels of noise emission.  The Hotel provided a valuable service within the community and provided employment and Councillor Jopling moved approval of the application.

Councillor Temple asked the Environmental Health Officer whether, in his professional opinion, the noise impact would be reduced, unchanged or made worse by the proposed development.  M Anslow, Senior Environmental Health Officer replied that the noise impact would be reduced.  There was a requirement for a noise limiting device to 85db for the music level within the Hotel and also improvements to the structure of the Hotel which would reduce the emission of noise.  There was also to be a noise management plan introduced which did not currently exist.

Councillor Temple informed the Committee that he considered this to be a local issue as much as a planning issue.  The Committee had received an assurance from the Senior Environmental Health Officer that the proposed development would do no harm and would improve the current situation and seconded approval of the application.

Upon a vote being taken it was

Resolved:

That the application be approved subject to the conditions contained in the report, including amendment to Condition 4 as requested by the planning officer.