Sandbanks Developer Persists with Fourth Bid to Transform Garage into Luxury Holiday Let
A determined property developer in the exclusive Sandbanks area is mounting his fourth attempt to overturn planning restrictions and convert a modest garage into a high-value holiday accommodation unit. Peter Mullins, who purchased the 19ft-wide garage in Poole Harbour, Dorset, for £600,000 in 2021, has seen three previous applications rejected by local authorities.
A History of Rejected Proposals
Mr Mullins' persistent efforts began with an ambitious plan to redesign the garage into two separate houses, followed by proposals for two flats, and most recently, a small dwelling that planning experts suggested would likely become a holiday let. The developer was granted consent to install a new pitched roof on the structure, with assurances that it would retain its single-storey nature.
However, after completing this work, Mr Mullins applied to transform the garage into a two-bedroom house, with the majority of living accommodation situated within the newly created roof space. BCP Council's planning officers deemed this application inappropriate, insisting that a full planning application was necessary rather than a simple change of use request.
Planning Inspector's Concerns and Developer's Response
When Mr Mullins appealed the council's refusal, a planning inspector dismissed the appeal, citing significant flood risk concerns. The inspector noted that no detailed escape plan had been provided, nor had adequate flood resistance and resilience measures been proposed. Interestingly, the inspector did acknowledge that the property's appearance wouldn't harm the area's character and could be suitable for residential use.
Undeterred, Mr Mullins has now submitted another application for change of use to a dwelling house. His architect has argued that permission should be granted because there was "no strong reason for refusing" and the development would help meet local housing demand.
Neighbourhood Opposition and Design Modifications
The Sandbanks Neighbourhood Forum has strongly objected to the latest plans, stating they would create substandard residential accommodation for the prestigious area. Objectors have highlighted concerns about insufficient sunlight and ongoing flood risk issues.
"We would not object in principle to a well-designed, sensible and rational conversion and extension that accords with the neighbourhood plan," the Forum stated. "The current proposal does not meet that standard."
In response to previous concerns, Mr Mullins has modified his plans to include a bathroom with handbasin on the first floor, addressing the inspector's worries about occupants being trapped without access to clean water or sanitation during flood events. This modification has reduced the floorspace available for the second bedroom.
Property Value and Location Context
If approved, the converted property could be worth more than £1 million, reflecting Sandbanks' status as one of the world's most expensive real estate markets. The exclusive peninsula features waterfront mansions selling for upwards of £10 million, with holiday apartments that remain empty for much of the year commanding prices up to £4 million.
Property experts have suggested the diminutive home would be unsuitable as a full-time residence, with its prime location making it more likely to become a holiday home or Airbnb rental property.
Current Status and Environmental Considerations
The Environment Agency has indicated it has no objection to the latest plans, provided a condition is added restricting ground floor use to storage only due to flood risk concerns. The planning inspector previously noted that sufficient daylight and floorspace existed to provide acceptable living conditions for future occupants.
The proposed layout includes a ground floor with small garage space for bicycles and bins, leading through a narrow corridor to a bathroom and kitchen. The upstairs would feature a double bedroom, single bedroom, and combined dining/living room, with four skylights providing natural light to these spaces.
The consultation period has now concluded, and planning officials are expected to make their decision in due course, determining whether this fourth attempt will succeed where previous applications have failed.
