2395/21
Permission for an extension to The Abbey Hotel consisting of additional floors to existing hotel, to increase accommodation from 21 bedrooms to 45 bedrooms, comprising the following development: A) Demolition of localised internal walls & floor structure at Ground, First, Second, & Third Floor levels and demolition of pitched roof to rear at Second Floor Level and to flat roof at front at Fourth Floor Level. B) Proposed infill floor extension at first Floor Level to rear C) Proposed floor extensions at Second, Third & Fourth Floors to rear D) Proposed new Fifth & Sixth floor extensions E) Revisions & alterations to upper floor facade to Abbey Street Elevation and proposed new shopfront/entrance & facade to North Lotts elevation with alterations to all elevations, with localised internal floor layout modifications at all levels. F) Provision of lightwells and rooflights at First Floor and at Sixth Floor Level G) Proposed surface water attenuation at basement level and all associated site and development works.
Core Planning Reasoning
The Inspector recommended that permission be granted but concurred with the Planning Authority that the sixth floor (seventh storey) must be omitted. The primary reason is that the full height of the extension would be visually obtrusive and dominant, failing to respect the established scale and character of the streetscape and adversely impacting the significance of neighboring Protected Structures.
Decision Maker's Conclusion
- The proposed sixth-floor extension would create a visual discordance and dominate the streetscape, failing to meet the performance criteria for increased height set out in the Development Plan.
- The omission of the sixth floor is essential to safeguard the integrity and visual amenity of the surrounding area, particularly the O'Connell Street Architectural Conservation Area and adjacent historic buildings.
- The development as modified (omitting the sixth floor) represents a sustainable intensification of the site, increasing hotel capacity from 21 to 37 rooms in accordance with the Z5 zoning objective.