Client: Puma Hotels
Gerald Eve are retained planning advisors to Puma Hotels and Resorts regarding their portfolio of 29 4-star hotels across the UK.
We have provided strategic planning advice to Puma regarding the Majestic Hotel in Harrogate for two years. We were originally approached by the client as they had a long standing planning permission on the site for a 50 bedroom lodge hotel which was due to expire within six months and they wanted our advice on the most appropriate way to keep the permission alive.
Approach
Gerald Eve undertook a comprehensive review of the planning history, site constraints and the conditions imposed on the decision notice against the tight time-scales imposed by the expiration of the permission. We advised that given the time constraints, the permission should be implemented rather than submitting a new planning application.
Prior to implementing the permission we discharged all pre-commencement conditions, two of which required a complete redesign of the scheme. We also submitted and received approval for three separate tree removal applications and a Conservation Area Consent application for the demolition of four buildings. The permission was then implemented prior to it expiring with minimal physical works on the part of the land owner.
Result
Following the implementation of the planning permission we applied to Harrogate Borough Council for a Certificate of Lawful Development, who confirmed that the permission had been lawfully implemented and therefore remained in perpetuity.
We have recently submitted a full planning application for the construction of a 107 bed lodge hotel in place of the 50 bed lodge scheme. The Council consider that the Certificate relating to the 50 bed lodge is a material consideration in the determination of the current application and the Local Planning Department are fully in support of the proposed development.
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