SD24A/0080W
Planning Permission sought for: Change of use of part first floor from function room to aparthotel and construction of 2 new floors over first floor complete (at second and third floor levels) to provide aparthotel and ancillary accommodation. The total no of aparthotel rooms provided is 22. Existing roof over first floor to be removed complete to facilitate this development. Other works include: (1) Reduction in size of Ground Floor Lounge floor area to provide new separate stairs and lift to serve the aparthotel rooms on the first, new second and new third floors. External entrance doors to the stairs / lift area are the previous entrance doors to the Lounge area. (2) Internal alterations at ground and first floor levels to facilitate this development. (3) Roof garden accessed via the new stairs and lift. (4) Alterations to the existing building elevations finishes and (5) Connection to all services and all ancillary site development works to facilitate this development.
Core Refusal Reason
The proposed development was refused due to excessive scale, mass, and height, which would be out of character with the surrounding neighborhood and visually dominant, combined with a significant deficit in on-site car parking provision that would lead to traffic hazards and prejudicial conditions for public safety.
Decision Maker's Conclusion
- The proposed building height of 16.6 metres and overall massing represent an overdevelopment of a constrained site, failing to provide a suitable transition to the surrounding 1-2 storey residential context.
- The applicant failed to demonstrate sufficient car parking (standard and mobility impaired) within their legal control, relying on an adjacent church car park without documented consent and using incorrect calculations for retail parking requirements.
- While the use of an aparthotel is acceptable in principle under the 'LC' zoning, the lack of a robust Design Statement and the failure to address the visual dominance of the structure renders the proposal contrary to proper planning and sustainable development.