PLANNING STATEMENT The Anchor Premier Inn Gargrave, Skipton : Hotel Extension - Submitted by Cliff Walsingham & Company November 2008

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PLANNING STATEMENT The Anchor Premier Inn Gargrave, Skipton : Hotel Extension - Submitted by Cliff Walsingham & Company November 2008
PLANNING STATEMENT

     The Anchor Premier Inn
Gargrave, Skipton : Hotel Extension

Submitted by Cliff Walsingham & Company

            November 2008
1.0    INTRODUCTION

1.1   This Planning Statement prepared by Cliff Walsingham & Company is submitted in
      support of a planning application by Whitbread for an extension to the existing hotel
      on site.

1.2   The extension to the hotel will provide additional much needed hotel accommodation
      in the area, helping to strengthen the tourism potential of the area and the economy of
      Craven     District.     Importantly,     the   development   of   additional    budget     hotel
      accommodation will help improve facilities for the nearby towns of Gargrave and
      Skipton for both residents and visitors.

1.3   The purpose of this Planning Statement is to assess the application proposal against
      the provisions of the Development Plan and other material considerations that are
      relevant in determining the planning application.             In particular, the Statement
      examines      the      commercial,      heritage,   countryside/landscape,      transport    and
      sustainability elements of the proposals against the policies contained within national,
      regional and local planning policy framework and supplementary planning guidance.
2.0    THE APPLICATION SITE

2.1   The application site is located on the southern side of the A65 and to the west of the
      village of Gargrave.    The site falls within the administrative boundary of Craven
      District.

2.2   The north of the site is bounded by the A65 with Twin Locks Garden Centre to the
      west and, to the south east, by the Leeds and Liverpool Canal. The site sits within a
      Special Landscape Area identified by Yorkshire County Council and outside the
      development limits of Gargrave.

2.3   The site is currently occupied by the existing Anchor Inn and 21 bed Premier Inn, both
      of which occupy positions to the east of the site. A large car park providing 152
      spaces and a soft landscaped area occupy the greater portion of the site towards the
      western boundary. The site is fairly flat.

2.4   The Anchor Public House is a traditional stone building, which appears to have
      originally been an old coaching inn. The buildings are both single and two storey in
      coursed natural stone with pitched slate roofs. The buildings have a simple shape
      with the main traditional buildings fronting the A65. The more recently constructed
      hotel has been built towards the rear of the original building and at right angles to it.
3.0    THE SCHEME PROPOSAL

3.1   The planning application proposes a two storey extension to the existing hotel to be
      attached to the southern elevation and at right angles to the original building. The
      extension will provide an additional 19 standard bedrooms, together with one
      universally accessible room.       The development comprises 567 sq metres of
      accommodation on two floors and will provide high quality budget hotel
      accommodation to Premier Inn’s accepted standard.

3.2   The hotel extension will consolidate the existing use on the site and will underpin the
      existing restaurant and is to be constructed on part of the site currently laid to grass.
4.0    PLANNING HISTORY

4.1    5/30/137/F – Erection of 33 bedroom Travel Inn with additional car parking and
       landscaping.

4.2    Approved with Conditions – 09/04/1990

4.3    5/30/137/G – Change of Use of paddock to Mini Golf course.

4.4    Approved with Conditions – 09/05/1994

4.5    5/30/137/H – Installation of External play Equipment

4.6    Approved with Conditions – 30/12/1997

4.7    30/2006/6460 – Erection of 20 Bed Premier Travel Inn and formation of additional
       parking.

4.8    Refused – 02/08/2006

4.9    30/2007/7155 – Erection of 21 Bed Premier Travel Inn and formation of additional
       parking. (Resubmission of 30/2006/6460)

4.10   Approved with conditions – 13/03/2007
5.0    PROPOSAL

      NEED
5.1   The existing 21 bed Premier Inn opened for business in February 2008. The hotel
      building is run in conjunction with the adjacent restaurant/public house and has been
      trading strongly since opening.

5.2   Whitbread has analysed the trading information of the current hotel and, as can be
      seen from the attached, the hotel is trading exceptionally well, with site occupancy
      levels achieving 97% / 98% on Wednesdays and Saturdays. Average ‘turndowns’ are
      also especially high for most of the week.      The percentage of occupancy for the
      existing premises is, therefore, over 92% for the whole week, which represents a
      particularly strong trading position.

5.3   There are over 500 Premier Inn’s in the UK, with the nearest to Skipton at Bradford
      (12 miles), Burnley (18.5 miles) and Leeds/Bradford Airport over 20 miles away. All of
      these Premier Inn’s are also very busy.

5.4   Premier Inn is anxious to be able to provide an hotel in the area that will cater for the
      current high demand. The Anchor at Gargrave provides an ideal opportunity where
      the principle of hotel bedroom accommodation has been accepted in the past and
      substantial car parking can be provided.

      SITE LAYOUT
5.5   The Anchor is an attractive building which retains its original character with its simple
      shape and use of traditional materials. The extension, therefore, needs to respect the
      existing form, avoiding any substantial impact on the principal elevation and adopting
      an appropriate, sympathetic scale.

5.6   The scale and layout of the two storey, 19 bedroom proposal has paid particular
      regard to the location and form of the existing buildings on site and the substantial
      amount of car parking within the premises.

5.7   The proposal retains the existing surfaced car park, which is sufficient for the existing
      and proposed hotel bedrooms.
DESIGN
5.8    Following detailed consideration of the existing built form on site, a design has been
       developed which reflects the design of the existing hotel building.

5.9    The extension is proposed to be attached to the southern elevation of the existing
       hotel and at right angles to the main elevation.

5.10   The design reflects the design of the existing hotel, with ridge and eaves to marry with
       the existing building. Fenestration, materials and all other details have also been
       designed to complement the existing structure.

       CAR PARKING
5.11   The proposal provides for 152 car parking spaces which are provided on the western
       side of the site behind soft landscaping, fronting the A65. The extension will leave the
       existing car parking area unaffected.

       EMPLOYMENT OPPORTUNITIES
5.12   The extension will create new jobs comprising both full and part-time opportunities.

       SEAMLESS LIVING
5.13   Premier Inns provide bedrooms adapted for universal use, fire alarm systems with
       visible, as well as audible, warnings, vibrating pillows that can be connected to the
       alarm system (on request from reception), level corridors and level access into the
       building negotiable by wheelchair users.

5.14   Brewers Fayre and other Whitbread restaurants provide toilet facilities adapted for use
       by disabled customers and various other facilities intended to offer as much
       assistance as possible to all guests and customers.

       PROPOSAL
5.15   The proposal will incorporate all of the usual Premier Inn features to assist disabled
       guests.

5.16   The scheme includes two adapted bedrooms; these are located close to reception and
       the main entrance for ease of use.
5.17   The scheme maintains the number of disabled parking spaces at six spaces. These
       spaces have easy, level access negotiable by wheelchair users into both the Brewers
       Fayre and the Premier Inn.

5.18   There is easy, level access negotiable by wheelchair users between the Premier Inn
       and the Brewers Fayre.
6.0    POLICY

      THE RELEVANT PLANNING POLICY FRAMEWORK
6.1   The purpose of this section is to examine the planning policy within which the proposal
      at The Anchor will be considered.

      NATIONAL POLICY
6.2   The main areas of national planning guidance are contained within the following PPG
      notes and the emerging Planning Policy Statements (PPS):

              PPS1 : Creating Sustainable Communities
              PPS7 : Sustainable Development in Rural Areas

      PPS1 : CREATING SUSTAINABLE COMMUNITIES
6.3   PPS1 sets out the overarching planning policies on the delivery of sustainable
      development through the planning system, complementing other national policies.
      The document also sets out the Government’s objectives for the planning system
      stating that:

              “Good planning ensures that we get the right development, in the
              right place and at the right time. It makes a positive difference to
              people’s lives and helps to deliver homes, jobs and better
              opportunities for all, whilst protecting and enhancing the natural and
              historic environment, and conserving the countryside and open
              spaces that are vital resources for everyone. But poor planning can
              result in a legacy for current and future generations of run-down
              town centres, unsafe and dilapidated housing, crime and disorder,
              and the loss of our finest countryside to development”.
              (paragraph 1 PPS1)

6.4   Other relevant Government objectives include:

              - Good planning being a positive and proactive process operating in the
                 public interest;

              - Sustainable development is the core principle underpinning planning;
- Planning should facilitate and promote sustainable and inclusive patterns of
                rural development, including sustainable economic development

      Planning for Sustainable Development
6.5   PPS1 reiterates the aims for sustainable development as follows (paragraph 4):

             - Social progress which recognises the need of everyone;

             - Effective protection of the environment;

             - The prudent use of natural resources and;

             - The maintenance of high and stable levels of economic growth and
                employment.

      Social Cohesion and Inclusion
6.6   PPS1 states that:
             “The Government is committed to developing strong, vibrant and
             sustainable communities and to promoting community cohesion in
             both urban and rural areas” (paragraph 14)

6.7   This includes promoting personal well-being and creating equal opportunities for all
      citizens. Being a tourism development, the Premier Inn extension will not contribute to
      communities through housing provision but will contribute to social inclusion in many
      other ways including:

             - Providing a full range of jobs, both full and part-time;

             - Providing jobs within a rural area accessible to a wide range of communities
                and, therefore, helping to secure rural diversification (PPS7 Government
                Objectives and paragraphs 2, 5 and 16) and helping to support the rural
                economy.      The extension to the Premier Inn will provide additional jobs
                within the local area, assisting sustainability objectives by removing the
                need to travel further afield for employment – local employment for local
                people will assist in rural social cohesion and inclusion.
Protection and Enhancement of the Environment
6.8    The Government is committed to protecting and enhancing the quality of the natural
       and historic environment, in both rural and urban areas (paragraph 17).

              “Planning policy should seek to protect and enhance the quality,
              character and amenity value of the countryside and urban areas as a
              whole” (paragraph 17)

6.9    PPS1 recognises, however, that the conservation and improvement of the natural and
       built environment brings social and economic benefits for local communities
       (paragraph 18).      This has been recognised at The Anchor and landscape
       enhancements in the form of improved landscaping will run parallel with the significant
       and improved rural economic benefits.

       Prudent Use of Natural Resources
6.10   The prudent use of resources means ensuring that we use them wisely and efficiently,
       in a way that respects the needs of future generations (paragraph 21). The broad aim
       is to ensure that outputs are maximised whilst resources used are minimised. PPS1
       encourages LPAs to promote resource and energy-efficient buildings and the
       sustainable use of water resources. These are features of the proposed Premier inn
       extension.

       Sustainable Economic Development
6.11   The Government is committed to promoting a strong, stable and productive economy
       that aims to bring jobs and prosperity for all (paragraph 23).      PPS1 states that
       planning authorities should:

              - Recognise where economic development can deliver environmental and
                 social benefits;

              - Recognise the wider sub-regional, regional or national benefits of economic
                 development and consider these alongside any adverse local impact. PPS1
                 recognises, however, that where adverse impacts are unavoidable, planning
                 authorities and developers should consider possible mitigation measures
                 (paragraph 19);
- Ensure that suitable locations are available for tourism and leisure
                 developments so that the economy can prosper;

              - Provide for improved productivity choice and competition;

              - Recognise that all local economies are subject to change;

              - Actively promoting facilitate good quality development which is sustainable
                 and consistent with development plans;

              - Ensure the provision of good quality new homes;

              - Ensure that infrastructure and services are provided to support new and
                 existing economic development;

              - Ensure that development plans take account of regional economic
                 strategies;

              - Identify opportunities for future investment to deliver economic objectives.

6.12   The protection of the environment and promotion of economic growth are not mutually
       exclusive or opposing objectives. Indeed PPS1 states that:

              “Economic development, if properly planned for, can have positive
              social and environmental benefits, rather than negative impact, and
              that environmental protection and enhancement can in turn provide
              economic and social benefits.” (paragraph 24 PPS1)

6.13   Of importance is the recognition that development plans should not focus on the short-
       term or ignore longer term impacts and the needs of communities in the future. This
       includes assessing “whether short-term detriment (which are capable of being
       mitigated) may be off-set by longer term benefits which are realistically achievable”
       (paragraph 26 PPS1).
6.14   In promoting sustainable developments, PPS1 states that local planning authorities
       should seek to promote not only urban but also “rural regeneration to improve the well
       being of communities, improve facilities, promote high quality and safe development
       and create new opportunities for the people living in those communities” (paragraph
       27 PPS1).     The enhancement and protection of biodiversity, natural habitat, the
       historic environment and landscape character is also promoted (paragraph 27) whilst
       “adverse environmental, social and economic impact should be avoided, mitigated, or
       compensated for” (paragraph 29).

              “A good design ensures attractive, usable, durable and
              adaptable places and is a key element in achieving sustainable
              development. Good design is indivisible from good planning”
              (paragraph 33)

6.15   The proposed extension to the Anchor Premier Inn complies with PPS1 in achieving
       sustainable forms of development by effective protection of the environment, the
       prudent use of natural resources and the maintenance of high and stable levels of
       economic growth and employment.

       PPS7 : Sustainable Development in Rural Areas
6.16   PPS7 provides advice on the role of the planning system in relation to the
       countrywide. The policies within PPS7 apply to the rural areas, including country
       towns and villages and the wider, largely underdeveloped countryside.

6.17   The Government’s objectives for rural areas are as follows:

       6.17.1 To raise the quality of life and the environment in rural areas through:

              - Sustainable economic growth and diversification;

              - Good quality sustainable development that respects and, where possible,
                 enhance local distinctiveness and the intrinsic qualities of the countryside;
                 and
- Continued protection of the open countrywide for the benefit of all, with the
                   highest level of protection for our most valued landscapes and
                   environmental resources.

       6.17.2 To promote more sustainable patterns of development, including:

              - Ensuring any development on green field land is not used wastefully;

              - Provide appropriate leisure opportunities to enable urban and rural dwellers
                   to enjoy the wider countrywide.

       6.17.3 Promoting the development of the English regions by improving their economic
              performance so that all are able to reach their full potential. This is achieved
              by developing competitive, diverse and thriving rural enterprise that provides a
              range of jobs and underpins strong economies.

       6.17.4 To promote sustainable, diverse and adaptable agricultural sectors.

       Sustainable Rural Communities, Economic Development and Services
6.18   A strong theme of PPS7 is to promote sustainable patterns of development and
       sustainable communities in rural areas.         This should include policies “for strong,
       diverse, economic activity, whilst maintaining local character and a high quality
       environment” (paragraph2). LPAs are advised to support a wide range of economic
       activity in rural areas, taking into account regional priorities expressed in Regional
       Spatial Strategies.

       The Countryside
6.19   PPS7 states that the planning system has an important role in:

              “… supporting and facilitating development and land uses which
              enable those who earn a living from, and help to maintain and
              manage the countrywide, to continue to do so. RSS should recognise
              the environmental, economic and social value of the countryside that
              is    of   national,   regional   or,   where   appropriate,   sub-regional
              significance. Policies in RSS and enabling the countryside to remain
              an important natural resource, contribute to national and regional
              prosperity and be enjoyed by all” (paragraph 14).
6.20   Planning policy should provide a positive framework for facilitating sustainable
       development and which make the most of new leisure and recreational opportunities
       that require a countryside location. The quality and character of the wider countryside
       should be protected and where possible enhanced (paragraph 15). Moreover, PPS7
       states that local authorities should, in determining planning applications;

               “support other countryside-based enterprises and activities which
               contribute to rural economies, and/or promote recreation in and the
               enjoyment of the countrywide” (paragraph 16)

       Tourism and Leisure
6.21   The importance of tourism and leisure to the rural economy is recognised within
       PPS7:

               “Regional planning bodies and the planning authorities should
               recognise through RSS and LDDs that tourism and leisure activities
               are vital to many rural economies. As well as sustaining many rural
               businesses, these industries are a significant source of employment
               and help to support the prosperity of country towns and villages, and
               sustain historic country houses, local heritage and culture” (paragraph
               34)

6.22   LDDs should:

               “support, through planning policies, sustainable rural tourism and
               leisure development that benefit rural economies, and/or promote
               recreation in and the enjoyment of the countryside” (paragraph 16)

6.23   The provision of essential facilities for tourism visitors is, however, vital for the
       development of the tourism industry in rural areas and, therefore, LPAs should plan to
       support such provision in appropriate locations where identified needs are not met by
       existing facilities.
PPG13 : Transport
6.24   Land Use Planning has a key role to play in delivering the Government’s integrated
       Transport strategy by shaping the pattern of development and influencing its location.
       Planning can help to reduce the need to travel, reduce the length of journeys and
       make it safer and easier for people to access jobs, leisure facilities and services by
       public transport, walking and cycling (paragraph 3, PPG13).      Application of these
       policies will help to reduce some of the need for, and length of, car journeys by
       reducing the physical separation of key land uses.

6.25   Government policy also seeks to enable people to make sustainable transport choices
       and to achieve better access to development and facilities.

6.26   The objectives of PPG13 are to integrate planning and transport at the national,
       regional, strategic and local level to:

               - Promote more sustainable transport choices for both people and for moving
                  freight;
               - Promote accessibility to jobs, shopping, leisure facilities and services by
                  public transport, walking and cycling;
               - Reduce the need to travel, especially by car.

6.27   PPG13 recognises, however, that the car will continue to have an important part to
       play and for some journeys, particularly in rural areas, it will remain the only real
       option for travel (paragraph 5 – PPG13). When considering planning applications,
       local authorities should ensure that developments comprising jobs, leisure and
       services offer a realistic choice of access by public transport, walking and cycling,
       recognising, however, that this may be less achievable in some rural areas (paragraph
       6 – PPG13).

6.28   Paragraph 43 states that:

              “in order to reduce the need for long distance out-commuting to jobs
              in urban areas, it is important to promote adequate employment
              opportunities in rural areas.”
Good Practice Guide on Planning for Tourism
6.29   The Good Practice Guide on Planning for Tourism replaced PPG21 in 2006. The
       Guide emphasises the economic importance of tourism in all its forms and states that
       the planning system has a vital role to play in terms of facilitating development
       improvement of tourism in appropriate locations.

6.30   Paragraph 2.1 states:

              “Tourism is of crucial importance to this country.           It generates
              significant revenues, provides millions of jobs, supports communities
              and helps maintain and improve important national assets.”

       The Local Value of Tourism
6.31   Government recognises that tourism can bring many broader benefits that will
       contribute to the economic and social well-being of local communities as well as
       individuals. It can support and enhance local services and facilities such as shops
       and public houses, particularly in rural areas, aid diversification within the rural
       economy and also underpin the quality of the local environment.

6.32   Paragraph 2.6 emphasises that tourism depends heavily on the natural and built
       environment and can also be the key to maintaining and enhancing the environment:

              “in rural areas the health of the environment and of the community
              depends on the viability of the local economy. So areas which attract
              visitors for their scenic beauty and which enjoy income from tourism
              will be better able to afford to sustain the local environment.”

       Tourism in Rural Areas
6.33   The Guide states that “the provision of essential facilities for visitors is vital
       for the development of the tourism in rural areas”. It continued by stating that
       tourism can:

              - Help to revitalise market towns and villages;

              - Support important rural services and facilities.
6.34   Continued support for rural tourism is expressed in paragraph 3.25 which
       confirms that Regional Spatial Strategy and Local Development Framework
       should engender a positive approach to rural tourism proposals.

6.35   The Government realises that there will be some occasions where
       development for tourism is sought at a location where it will be difficult to
       meet the objective of access by sustainable modes of transport. In these
       cases developers and planners may find that in such cases there will be
       limited opportunities to make the development accessible by sustainable
       modes of transport or to reduce the number of proportion of visits made by
       car. For small-scale schemes the traffic generated is likely to be fairly limited
       and additional traffic movements are, therefore, unlikely to be a reason
       for refusal for otherwise suitable tourism developments.
7.0    REGIONAL POLICY

      The Yorkshire and Humber Plan – Regional Spatial Strategy to 2026
7.1   Sustainable development is the core principle underpinning the Plan which
      was adopted in May 2008. The spatial vision, identified in Table 2.1 (4)
      emphasises that the strategies proposed in the Plan will ensure that urban
      and rural economies will become more diverse and competitive, creating
      more and better jobs.

7.2   Policy E6 : Sustainable Tourism states that Local Authorities (amongst
      others) should promote, support and encourage tourism by adopting an
      overall approach which:

      7.2.1   Recognises the sustainable growth of tourism as an integral
              contributor to the economy and makes best use of indigenous
              resources and existing tourism infrastructure;

      7.2.2   Promotes responsible investment in the quality of the tourism and
              related services in order to provide a high quality experience,
              throughout the year, for all segments of the market;

      7.2.3   Secures investment in local people skills and capacities in Yorkshire’s
              tourism industry, making full use of the local labour supply to fill a
              range of existing and new high quality jobs in the tourism sector;

      7.2.4   Supports local cultural distinctiveness and contributes to the quality of
              life in the communities of the Region;

      7.2.5   Conserves and enhances the built and natural environment,
              particularly internationally and nationally important biodiversity sites
              and high quality historic environment, through effective visitor
              management;
      7.2.6   Integrates tourism activity with a viable transport infrastructure that
              enables a realistic choice of travel mode to and within the region,
              supported by a management regime that encourages greater use of
              public transport by visitors.
7.3   Plans, strategies, investment decisions and programmes should promote
      tourism in rural areas – where tourism and recreation can provide jobs for
      local residents of a scale and type appropriate to their location.

7.4   Policy E7 : Rural Economy outlines the support that plans should give to the
      general economy by, amongst others, facilitating the development of rural
      businesses. Paragraph 11.38 explains that rural areas are under specific
      and serious pressures from deep-seated problems of economic decline,
      limited employment opportunities and isolation as a result of changes in the
      structure of agriculture and the decline of public transport. Policy E7 seeks
      to address these issues and to support and strengthen the Region’s rural
      economy in a sustainable manner.

7.5   The Regional Economic Strategy (RES) for Yorkshire and the Humber was published
      in July 2006 and covers the period up-to 2015. The Regional Economic Strategy is
      described as “the road map showing how Yorkshire and Humber will grow faster than
      its main competitors by 2015”. It explains what the region needs to do to grow its £70
      billion economy, how it will be done and who will be responsible for its delivery.

7.6   One of the main aims of the document is highlighted in paragraph 2.3 (b) as “Growing
      existing and new businesses to achieve sustainable economic growth and jobs”. In
      this respect the proposed development is in accordance with this aim. This is because
      an extension to the existing hotel would be classed as growth of the existing business.
      The development would also create additional employment opportunities for local
      residents.

7.7   This view is supported in paragraph. 3.37 which states that “the region needs its
      existing businesses……to grow and become even more successful”. The existing
      hotel is trading very well and there is a proven demand for additional rooms. With
      these rooms the hotel would become even more successful, which would in turn
      benefit the district as the number of visitors increases.

7.8   The RES contains a specific policy section for all of the major sub-areas of the region.
      Para. 3.143 of the York and North Yorkshire chapter states that “ In Skipton for
      example, the vision of enhancing Skipton as a bustling, high quality and dynamic
      market town that acts as a gateway to and from the Yorkshire Dales will include
activity to address the town centre, movement and transport, tourism and
       environmental quality”.

7.9    The existing Premier Inn is located approximately 5 miles North West of Skipton. A
       large percentage of visitors use the hotel as their base whilst visiting Skipton. An
       extension of the hotel would not only increase the number of visitors to Gargrave but
       would also increase the numbers of visitors to Skipton, supporting the RES’s aim
       enhancement of the town.

7.10   Annex 1 of the RES discusses linkages to other key topics and strategies. Within the
       Tourism and Culture section of this annex it is stated that “A significant priority for the
       sector will be to grow visitor income rather than just visitor numbers. We will
       encourage more people to come, to come for longer, to come more frequently”. An
       extension to the Premier Inn will assist in meeting this aim as both business and
       leisure visitors to the district are more likely to return if they know that there is a
       leading brand hotel available for them to stay in.

7.11   An extension to the Premier Inn is also in line with the main aims and objectives of ‘A
       Strategic Framework for the Visitor Economy’, a document published by Yorkshire
       Forward. This document is aimed at increasing both visitor numbers and visitor
       income within the Yorkshire and Humber region.

7.12   Conversations with the Government Office for Yorkshire &The Humber (GOYH) have
       confirmed to us that Gargrave is not in any one specific Policy Area within the RSS.
       This is because the Policy Areas do not have defined detailed boundaries therefore
       development in Gargrave could be assessed against Policies in both the Remoter
       Rural Area and the Leeds City Area. It is our opinion that such a minor development in
       this location would fall with the Remoter Rural Area.

7.13   Policy RR1 States that “Plans, strategies, investment decisions and programmes for
       the Remoter Rural Sub Area should:

           7.13.1      B. (3). Encourage tourist and sport/recreation-related development
                       which diversifies the local economy and creates jobs but which does
                       not compromise the environmental, landscape and heritage interests of
                       the sub area.”
7.13.2   The proposed development is supported by this policy as the location of
         the proposed extension does not compromise the landscape or local
         environment as it will be not visible from the major public vantage
         points around the site. The extension will lead to increase in visitors to
         the area and will also create additional local employment.
8.0   LOCAL PLAN POLICY

      Craven District Local Plan
8.1   The Craven District Local Plan was adopted in July 1999 and is largely out of
      date.   However, two policies, which are of particular importance to the
      current proposal, have been saved.

8.2   Policy ENV1: Development in the Open Countryside states that the character
      of the open countryside will be protected. Small scale development having a
      rural character, however, will be permitted where it benefits the rural
      economy, helps to maintain or enhance landscape character or is essential
      for agriculture, forestry or the rural community. The extension to The Anchor
      entirely complies with ENV1 in that it is small in scale, with a rural character
      and will benefit the rural economy in the provision of jobs and services. The
      proposed extension to this small rural hotel is development is appropriate to
      a rural location.

8.3   Policy ENV2 states that development, which is acceptable in principle under
      ENV1, will only be permitted where it is compatible with the character of the
      surrounding area, does not have an unacceptable impact on the landscape,
      where the design of buildings relates to the setting, access roads can
      accommodate the traffic and services and infrastructure can be provided
      without causing serious harmful change to the rural character of the locality.

8.4   It is recognised that it is important to maintain the rural character of the area.
      The extension to the hotel fully complies with the aims of ENV2. It will relate
      to the existing buildings on site in terms of both design and setting. Tucked
      into the rear of the site and screened from the adjacent canal by substantial
      soft landscaping the development cannot be said to have an unacceptable
      impact on the landscape. Sufficient services are provided on site and the
      adjacent access roads are adequate to accommodate the traffic associated
      with the development. The proposal, therefore, fully accords with policy.
Conclusion
8.5   Our client’s proposal fully complies with national regional and local planning
      policy. The provision of tourist facilities is fully supported by the Regional
      Economic Strategy and the proposal will not have an unacceptable impact on
      the area. In view of the above, we conclude that planning permission should
      be granted.
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