This policy concerns the conversion of properties to guest houses and bed and breakfast establishments (Use Class 7 of the Town and Country Planning (Use Classes) (Scotland) Order 1997) and should be read in conjunction with policy RES 7: Change of Use of Dwellings. It does not cover other uses within Class 7, such as hotels or hostels which are within the same use class and which require planning consent in their own right.

While the Council has a desire to promote the City as a tourist destination, it has to strike a balance between this aim and the preservation of residential amenity for local residents. When located near to other non-mainstream residential uses, guest houses can lead to a reduction in residential amenity because of increased bustle and possible parking problems.

This policy explains where planning permission is required and what criteria will have to be met for the proposed guest house/bed and breakfast to be considered favourably. It also outlines the situations where guest houses/bed and breakfasts can be established without requiring planning permission by virtue of permitted development legislation.

Where a dwelling house (See Definition) has less than four bedrooms, planning permission is not required to let one bedroom as a bed and breakfast establishment.

Where a dwelling house has four or more bedrooms, planning permission is not required to let two bedrooms as a bed and breakfast establishment.

This allows householders to meet the peaks in demand for this type of accommodation during the main tourist season without the need to convert to a full commercial operation.

Planning permission is required where these conditions are not met.

1. When considering a change of use to a guest house/bed and breakfast establishment, applicants are advised also to refer to policy RES 7 which provides additional guidance on changes of use of dwellings to non-mainstream residential use.

2. Guest houses and bed and breakfast establishments generate bustle in a street, particularly at peak hours and late in the evening when guests leave for the day and return at night. As such they will not be accepted in flatted residential property and should preferably be in detached, semi-detached or end-terraced properties. Conversions from former dwellings now in non-mainstream residential use, such as offices, etc will also be considered favourably subject to the other criteria being met.

3. Many visitors to the City prefer to use public transport. Guesthouses should therefore be located near to railway stations, underground stations or main bus routes. This will also have the effect of minimising car movements around the property and potential disamenity to adjacent residents.

4. In areas where the residential character has already been eroded by the introduction of non-mainstream residential uses, careful consideration will be given to the number of guesthouses to be allowed.

5. Guest houses and bed and breakfast establishments will be expected to meet the appropriate car parking guidelines (see policy TRANS 4: Vehicle Parking Guidelines).

6. A Section 75 Agreement must be entered into. This is a legal agreement, under Section 75 of the Town and Country Planning (Scotland) Act 1997, which is used to control the use or development of land. Such an agreement is entered in the Land Register of Scotland and can be enforced against the successors in title.

In this situation the Agreement will require that:

(i) the applicant becomes and remains a member of the Greater Glasgow and Clyde Valley Tourist Board or successor organisation;

 

(ii) residents must be charged by invoice;

 

(iii) meals must be available to residents, if required;

 

(iv) catering, including the provision of liquor, must be provided to residents only;

(v) the establishment must have a resident owner/manager;

 

(vi) rooms and communal areas must be cleaned daily by the management; and

(vii) guest house and bed and breakfast establishments must become and remain a member of the national Quality Assurance Scheme (a condition of membership of Greater Glasgow and Clyde Valley Tourist Board) and must satisfy the minimum criteria for their appropriate accommodation classification (as defined by the Scottish Tourist Board or successor organisation).

LISTED BUILDINGS

If the property is a listed building, particular care should be taken to ensure that the character of the building is not adversely affected (see policy HER 3: Design Standards for Listed Buildings and Properties in Conservation Areas).

LOCAL AREA POLICIES

The change of use of mainstream dwellings will be strongly resisted in the following Conservation Areas:

Crosshill, Dennistoun, Dumbreck, Glasgow West, Millbrae, Park, St Vincent Crescent, Strathbungo and West Pollokshields.

DWELLING HOUSE

Does not include a building containing one or more flats, or a flat contained within such a building. (Source: The Town and Country Planning (General Permitted Development) (Scotland) Order 1992).

NON-MAINSTREAM RESIDENTIAL USES

Any use, other than a mainstream dwelling, including multiple occupancies, institutions and offices, that is made of a property whose original purpose was as a dwelling unit for families or individuals.