22335
Permission for development which consists of the following: demolition of the existing warehouse, restaurant and associated buildings on site (c.798 sq.m total floor area) construction of a new 10-11 storey, over basement, extension to the existing Victoria Hotel providing the following: 109 no. additional bedrooms. Reception, lobby, seating area, bars, kitchen, bathrooms, service/back of house areas, and events area at ground and first floor/mezzanine. Bar/lounge and terrace at 10th floor level. Utilities, storage areas, plantroom and staff areas at basement level. Also plant at roof level. Total floor area of new extension c. 7,106 sq.m Minor alterations to the existing hotel building to provide openings on the western elevations to connect with the proposed extension. Alterations to and change of use (from offices) of Victoria House (RPS: 10401) (c.328 sq.m) to now form part of the extended hotel providing seating area, conference/meeting room and hotel office/admin rooms. existing internal room layouts maintained with existing east elevation window at 1st floor omitted to facilitate glazed link to new hotel extension. Replacement of glazing on front elevation with new painted timber sliding sash window. All associated site development works, services provisions and landscaping.
Core Refusal Reason
The proposed development was refused due to its excessive height, scale, and massing, which were deemed visually intrusive and incompatible with the character of the Eyre Square Architectural Conservation Area and the setting of adjacent protected structures.
Decision Maker's Conclusion
- The proposed seven-storey height and overall massing are considered excessive for the site's context, resulting in a development that would be visually dominant and incongruous with the established streetscape.
- The development would have a significant negative impact on the character and integrity of the Eyre Square Architectural Conservation Area (ACA) and would adversely affect the setting of several nearby Protected Structures.
- The proposal constitutes overdevelopment of a constrained city-centre site, failing to provide an appropriate transition in scale to neighbouring buildings and lacking sufficient high-quality urban design integration.