A charitable organisation with more 400 members has launched a bid to preserve an unspoiled Cornish beach and its wildlife by speaking out against plans for a former hotel.
They claim that new plans to build an aparthotel go against planning policy and could ruin an Area of Outstanding Natural Beauty (AONB), or National Landscape as it is now known.
PBHH Ltd, owner of the former Pendower Beach House Hotel, affectionately known as the ‘Pink Hotel’, has submitted plans for the regeneration of the disused and largely derelict former hotel overlooking the beach near Veryan on the Roseland Peninsula.
Consisting of a two-storey scheme, the regeneration encompasses 23 two and three bed family self-catering holiday-let suites, a public café and restaurant with 40 internal and up to 40 external covers, a shop for use by self-catering visitors and beachgoers, and on-site accommodation for staff.
Scaled back from those submitted in the original 2020 planning application, which received more than 500 objections from members of the public, the new plans are said to be 25 per cent smaller in size. The applicant says the economic, social and environmental benefits of the proposed development satisfy the exceptional circumstances test for major development in the designated AONB.
However, the Friends of the beach disagree and are not happy with the new application. Speaking at the site, Simon Fielder, of the Friends of Pendower Beach, said: “What’s being proposed is two and a half times bigger than what’s already there. The key thing is it’s a major development which goes against all planning policy, including the Cornwall Local Plan and the Roseland Neighbourhood Plan, which specifies there shouldn’t be any major development in an AONB unless there’s a strong public need.”
Fellow member Helen Hastings said the development would have “major consequences” on an adjacent site of special scientific interest (SSSI) and the heritage coast. She added that nearby Melinsey valley is one of the few examples of a temperate rainforest in the country, which has been previously mentioned by Sir David Attenborough. Members worried about the effect the development would have on such land.
“The strength of feeling in the area is huge – you just have to walk up and down the beach and speak to people. So many say ‘you cannot do that here’,” said Helen, while Simon added: “We are not saying that there shouldn’t be development there, just not overdevelopment.” They also have concerns about access down the narrow Rocky Lane leading to the beach and the proposed aparthotel.
On behalf of the group, Helen added: “An AONB has the same status as a National Park. Any major development is not permitted unless there is an overwhelming public need and it can be shown that any development would both conserve and enhance the AONB.
“It is highly unlikely that AONB restrictions on a major development would ever allow a change of use. The beach hotel might get a bit bigger, but it would need to remain a hotel. In a new planning application filed a few weeks ago the developer simply re-defines 20 self-contained apartments as an aparthotel.
“Aparthotels are classified as hotels, but only if they have a single owner. In the details of the new plan, the developer has revealed that the apartments will be sold to multiple owners on long leases, presumably off plan as an investment opportunity. Short term sublets will be handled on behalf of the long-term lessees by a management company – an entirely different type of enterprise. Namely, a holiday letting scheme. One has to ask if it’s reasonable to allow a planning applicant to define a major development as something it is not.”
Simon Fielder and Helen Hastings, of the Friends of Pendower Beach, on the beach they want to see remain unspoiled (Pic: Lee Trewhela / LDRS)
A spokesperson for PBHH Ltd responded: “The aparthotel option was assessed as delivering ‘the minimum quantum of development required to deliver an economically viable scheme’ which ‘is of an appropriate scale to its location and will provide a well-balanced mix of economic, social and environmental benefits on the existing, previously developed brownfield Pendower Beach Hotel site’.
“Importantly, we believe that the economic, social and environmental benefits of the proposed development satisfy in every way the exceptional circumstances test for major development in the designated AONB.
“Under the Pendower aparthotel model, private investors will purchase apartments which are tied by a rental agreement to the hotel management company. This will help to fund the sensitive regeneration of the former Pendower Beach House Hotel, paying special attention to the ecology of the site, bringing about a biodiversity net gain score of 17 per cent, and the future-proofing of Rocky Lane against coastal erosion for future generations to come.
“The hotel management company will be responsible for marketing and renting out the apartments. Earning an administrative fee for each booking, as well as charges for changeovers, housekeeping, and communal area maintenance, high levels of occupancy will be in its interest. The hotel will also earn income from the on-site restaurant which guests will be able to book on a bed and breakfast, half board or full board basis, just as with a normal hotel.
“The hotel apartments will be for holiday accommodation only and cannot be occupied as a person’s sole or main place of residence. As such, the apartments will be available for rental 52 weeks of the year and will be marketed year-round by the hotel management company to attract visitors to the area throughout the seasons. Owners will be limited in the number of weeks that they can use their property during the busy periods in order to ensure good availability for visitors.”
The application, which the site owners say will create employment for 12 to 15 staff, currently has 29 comments against and 12 in favour on Cornwall Council’s planning portal.
Gillian Adams is an example of someone against. She writes: “Major development in the AONB – as such, presumably this application should be refused, as it certainly fails to demonstrate a public need. An additional 20 holiday letting units in the Roseland are not needed. There are very good reasons why this area is protected by the AONB, Cornwall Wildlife Trust, the National Trust, English Nature, etc and is an SSSI. It is an absolutely unique quiet wooded valley and home to an incomparable variety of fauna and flora.”
Dr James Sciberras is a supporter of the scheme. He said: “This development offers an opportunity to transform a derelict site into a valuable community asset, bringing economic benefits and enhancing local biodiversity. By adhering to high ecological standards and promoting biodiversity net gain, the project sets a precedent for sustainable development within Cornwall’s AONB.”
For more details or to add a comment to the application see PA24/00042 on Cornwall Council’s online planning register.
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