Policy E4
Visitor accommodation
- Development proposals for new visitor accommodation and facilities or the extension of existing facilities will be directed to sites within town centres and Opportunity Areas or other sites that are well connected by public transport (PTAL 4 and above).
- Development proposals should ensure a range of high-quality visitor accommodation provision in the borough catered to the varying needs of visitors. To be supported, proposals must meet all the following criteria:
a) the development being well located in relation to public transport.
b) the development and any associated uses not having a detrimental impact on the local area.
c) no loss of priority uses such as permanent housing.
d) demonstrating that the development does not compromise a site's suitability to meet the need for housing.
e) the development not resulting in an adverse impact on the operation of the highway.
f) the development achieving the highest standards of accessibility in accordance with the London Plan
g) the facility being of a high standard of design with adequate space and amenity for the intended occupiers.
h) the development complying with the relevant London Plan parking standards
i) the scheme adding to the variety and quality of visitor accommodation available locally; and
j) demonstrating that an agreement is in place to secure an operator prior to the commencement of the development.
- Proposals for new or extended visitor accommodation should include an assessment of impact on neighbouring residential amenity, including cumulative impact, taking account of existing hotels nearby and the Agent of Change Principle in the London Plan .
- Development proposals for visitor accommodation where appropriate should be designed with active ground floor frontages. Where the development incorporates ancillary uses and facilities, these should be made available for public use, where appropriate and access not unreasonably restricted.
- Outside of the identified areas, the following will be considered appropriate, subject to meeting the above criteria:
a) small scale hotels; and
b) visitor accommodation related to major visitor attractions of sub-regional or greater significance in accordance with the provisions of the London Plan.
- The use of a residential property for short stay accommodation must not exceed 90 nights within a calendar year.
- The council will seek to protect existing visitor accommodation, except where it can be evidenced to the council's satisfaction that:
a) the accommodation is no longer fit for purpose and the upgrading or refurbishment of the premises is not viable; or
b) the premises do not meet the locational criteria of this Policy E4.
6.28 The NPPF requires strategic policies to set out an overall strategy for the pattern, scale, design and quality of places, making sufficient provision for uses including leisure. The NPPF considers hotels to be a main town centre use and states that local planning authorities should ensure that the needs for main town centre uses such as hotels are met in full and are not compromised by limited site availability.
6.29 Visitor accommodation plays a vital role in supporting the local and wider London economy. The Council's Upstream London strategy recognises the importance of the hotel sector in supporting the borough's economic ambitions. Visitor accommodation contributes to employment, supports local businesses, and enhances the borough's cultural and leisure offer. The London Plan identifies a need for an additional 58,000 serviced accommodation bedrooms across London by 2041, and the borough has a role to play in meeting this demand in a sustainable and locally appropriate way.
Demand for visitor accommodation
6.30 The Council commissioned a Visitor Accommodation Study to gain a greater understanding of the supply of, and demand for visitor accommodation in the borough. The study concludes that there is a relatively stable market in the borough, primarily driven by leisure demand and that continuing stock expansion will be supportable by the continuing of historic and current demand trends. The study suggests that demand could support an additional 1,907 rooms over the plan period. The study recommends the Council to direct visitor accommodation to town centres and also development areas including the Opportunity Areas. These areas are considered the most appropriate to accommodate visitor accommodation with the least impact and where there is the availability of complementary town centre uses and public transport links. The borough's existing stock is concentrated in town centres and is weighted towards budget and independent hotels.
Locations for visitor accommodation
6.31 To ensure that visitor accommodation contributes positively to the borough's economy and communities, the council therefore seeks to direct proposals to the most suitable locations. These include town centres, Opportunity Areas, and other sites with high levels of public transport accessibility (PTAL 4 and above). These locations are best placed to support visitors with access to services, amenities, and sustainable transport options, while minimising pressure on residential neighbourhoods. Development proposals should ensure that they add to the quality and variety of visitor accommodation and do not result in harm to the balance and mix of uses in an area.
6.32 Taking into account the Agent of Change in the London Plan, proposals for new and expanded visitor accommodation should ensure that they do not have an adverse impact on the local area in terms of amenity. Applicants must assess and mitigate any potential impacts on neighbouring uses, particularly residential properties. An assessment of impact on neighbouring residential amenity should take into account existing hotels nearby. Where necessary, measures to mitigate harm to residential amenity will be secured through conditions or planning obligations.
Loss of housing
6.33 To protect the borough's housing supply, proposals must not result in the loss of existing permanent housing or compromise the delivery of new homes, particularly on sites identified for residential development. The use of residential properties for short-term lets is restricted to 90 nights per calendar year, in accordance with national legislation and to prevent the erosion of the borough's housing stock.
Design
6.34 Visitor accommodation must be designed to a high standard, with adequate space and amenity for occupants, and must meet the highest standards of accessibility in line with London Plan Policy E10. Proposals should also demonstrate long-term sustainability and adaptability and must secure an operator prior to commencement to avoid speculative development that could undermine land use priorities.
Active frontages
6.35 Where appropriate, developments should incorporate active ground floor frontages and ancillary facilities such as cafés, gyms, or meeting rooms. These should be made accessible to the public where feasible, to support town centre vitality and provide wider community benefits.
6.36 Outside of the preferred locations, small-scale visitor accommodation and schemes associated with major visitor attractions of sub-regional or greater significance may be supported, subject to meeting the criteria set out in the policy.
6.37 The council will also seek to protect existing visitor accommodation unless it can be demonstrated that the use is no longer viable or appropriately located. This ensures that the borough retains a balanced supply of visitor accommodation while prioritising land for housing and other strategic needs.