The New Application

DESCRIPTION OF PROPOSALS

Demolition of part of the existing buildings, conversion of those that remain. Erection of three ‘open market dwellings’ and 20 self-contained apartments defined as an ‘apart-hotel’. The development represents a x 2.5 increase in size – significantly extending into willow woodland with buildings and car parking spaces. In planning terms it constitutes a ’major development’.

WHAT IS AN APART-HOTEL?

An American invention by which self-contained apartments, within a conventional hotel, are let to visitors on very short leases (usually a week or so) by a single lessor. Most apart-hotels in the UK work in this way with the landlord providing hotel services to the tenants. They are designated C1 for planning purposes as hotels.

However, the proposals declare an intention to sell long leases to individuals who will be allowed to sublet. As a consequence, there will need to be change of  use from C1 (hotel) to C3 (holiday residential property). So not a hotel at all but a holiday letting business with an additional element of timeshare.  It’s hard to see how this letting restriction can be effectively enforced.

AONB

The Pink Hotel is within the Cornwall AONB (Area of Outstanding Natural Beauty).  AONBs are areas with the same protections and restrictions as a National Park. ‘Major developments’ are specifically precluded in AONB’s unless there is an overwhelming public need. They must also be shown to both conserve and enhance the AONB.

FEASIBILITY of the SITE

The Pink Hotel development poses serious engineering and access issues.  The single-track road would have to be widened to allow building equipment and emergency services unrestricted access.  The collapsed cliff will need reconstruction and reinforcement in contravention of the purposes of its designation as a Site of Special Scientific Interest (SSSI).

Some of the proposed new buildings are within Flood Zone 3 and are thus vulnerable to current flooding events even before considering climate change risks.   Resolution of these issues are unlikely to ‘conserve and enhance the AONB’

VIABILITY

It is unfortunate that a valuation report by the estate agents, Savills, is missing from the documents on the Cornwall Council  planning portal.  However, the valuation approach adopted does acknowledge the encumbrance created by long leasehold sales. It also states that the scheme would not be viable if costs increased, or the scale of the development were to be cut back ie it is only marginally viable. (See Poundstock Judicial Review below).

NEED

Development within the AONB should only be allowed to provide for a local need and must address the sensitivity and capacity of the location.  The proposal states that it will create 22 new jobs and an estimated modest £250K annual contribution to the area. These jobs are likely to be mostly cleaning/gardening/catering. It is already difficult to recruit casual and full time hospitality and gardening staff locally. Does the developer demonstrate a public interest need for new holiday homes even at a cost to the existing tourism and AONB environment?

BIODIVERSITY

Major developments are required to achieve a net gain in biodiversity of 10%.  The application admits to an impact of the cliff works and increased shore use to the FAL/Helford SAC (Special Area of Conservation) and proposes monetary mitigation.  The application claims a 10% gain in biodiversity, but this calculation is controversial and a loss of 18% has been calculated by other advisors.  There are also concerns for the area’s wildlife from nighttime disturbance from both noise and light pollution.

VISUAL IMPACT

The substantial increase in built area and car use will inevitably impact on the appearance of the valley.

LOCAL AMENITY

Pendower is one of very few unspoilt woodland valleys opening to the sea on the S Cornish coast. It is popular with visitors and with the local community for this reason. The traffic congestion likely to be caused by a major development, and by an increase in commercial and online service deliveries, will inevitably cause serious problems with parking space and road access which is already problematic.  This will particularly disadvantage those with mobility issues.

POUNDSTOCK JUDICIAL REVIEW

In a recent judgment the High Court overturned Cornwall Council’s decision to allow the building of a crematorium within an AONB at Poundstock. The judge ruled against the decision because in his opinion Cornwall planners had failed to consider whether the crematorium was really needed and that its marginal viability might mean that it became a ‘white elephant’. Given the scale of the proposal, the judge  also considered it possible that this could become a ‘Trojan Horse’  if it were to become unviable, thus allowing for a subsequent housing development.  Similar considerations should be applied to the Pink Hotel proposals.