Agenda item

To consider planning application 20/0633 for the erection of a five storey hotel, to provide up to 160 bedrooms and two storey car park for a maximum of 94 vehicles accessed from Adelaide Street and Alfred Street (Outline application for scale, layout and access).

At land bound by Adelaide Street, Leopold Grove and Alfred Street, Blackpool.

The Planning Committee considered application 20/0633 for the erection of a five-storey hotel to provide up to 160 bedrooms and two-storey car park for a minimum of 94 vehicles access from Adelaide Street and Alfred Street.  This was an outline application for scale, layout and access located at land bound by Adelaide Street, Leopold Grove and Alfred Street, Blackpool.

Ms Clare Johnson, Principal Planning Officer, provided an overview of the application and noted that it was situated within the Town Centre Conservation Area and formed part of the setting of the Winter Gardens, a Grade 2* listed building.  The planning history of the site was outlined, along with previous approvals for a hotel in 2010 and 2016.  Two thirds of the current application site was operating as a temporary 80 space public pay and display car park.  The proposed application would provide 94 spaces for use by the hotel, with a better hotel bedroom to car park ratio than previously approved, along with a vehicle drop-off point.  It was reiterated that this was an outline application for scale, layout and access. It was noted that the principle of the hotel development had already been established with the granting of previous planning permissions and accorded with national and local policy. 

Ms Johnson noted that the application made reference to a potential bridge link at second floor level which would connect to the conference centre of Leopold Grove, however the bridge did not form part of the application and was indicative only.  The proposed hotel would be approximately 19 metres tall at its highest point to the south fronting Adelaide Street and approximately 16 metres tall to the north adjacent to properties fronting Church Street.  This was around 5 metres taller than a previously approved scheme.  

Ms Johnson outlined the impact on amenity, in particular the apartments at 115 Church Street where the south elevation facing the hotel contained windows to a study in the basement, 1 bedroom on the ground floor (a second bedroom) and an en-suite bathroom at first floor.  However it was noted that a study is not considered a habitable room and there was no requirement for a bathroom to have natural light.  Conditions to protect neighbour amenity were proposed, should the Committee approve the application. 

The proposed hotel was considered to have a positive impact on the setting of the Winter Gardens and the Town Centre Conservation Area.  The hotel lounge/café would face the rear of the Winter Gardens and Conference Centre and would provide an active frontage.  The Design and Access Statement alluded to the use of good quality materials and that the designed would be influenced by Blackpool’s art deco heritage.  The landscaping was an opportunity to soften the appearance of the building and enhance the setting of the heritage assets, with the possibility of a green roof to be incorporated. 

Ms Johnson outlined the impact on highways and the resulting loss of 80 public parking spaces and five spaces on Alfred Street, however it was not thought that the development itself would increase parking pressure and the proposed parking was considered sufficient.  To provide vehicle access drop-off points on Adelaide Street and Alfred Street, works would be required to alter the footpaths to provide access and dropped crossings and resurfacing.  A Traffic Regulation Order and Stopping Up Order would be required and agreed by the Highway Authority. 

Ms Johnson highlighted that the site was largely hard surfaced, with no habitat features for protected species.  The applicant had demonstrated that the site can be adequately drained subject to further detailed design which would be agreed by condition.  The proposed scheme was considered to be sustainable and would provide economic benefits and employment opportunities in the form of a major investment from the hotel industry.  The outline application was recommended for approval. 

Mr Ian White, a member of the public, spoke on the application and asked that, if the scheme was approved, that the ratio of car park spaces to rooms be controlled by condition and noted increased parking pressures around the medical centre and South King Street and Alfred Street.  He requested that the car parking ratio was not downsized when the full planning application came forward to mitigate any negative impact on existing hotel and bed and breakfast stock. 

Miss Parker responded to Mr White’s comments and clarified that the access layout and scale was agreed at this outline stage and a reserved matters application would not alter or affect the parking ratio. 

The Committee discussed the application and it was clarified that the car park would be for sole use by the hotel.  The front entrance sign, cladding, windows and green roof were for illustrative purposes only and would be agreed via reserved matters.

Resolved:

That outline planning application 20/0633 is approved subject to the conditions in the committee report.