Agenda item

Officer introduction

JS:  Introduced the application and explained that the proposal was for the demolition of the hotel and replacement with five dwellings, as above.  He advised that it was at Planning Committee at the request of Councillor McCloskey, and the recommendation was to permit for the reasons set out in the report.

Mr King, agent in support

Advised that he was the agent speaking on behalf of Green Spinnaker, the owners of Hilden Lodge who were fully supportive of Mr Seymour’s committee report.

With regards to the exploration for retention, he explained that due to the increase in applications being granted within Cheltenham centre for larger commercialised hotels, along with the rise of Airbnb, the B&B business was no longer viable and as such, had led them to the difficult decision to close the family owned business.

He highlighted that the building itself has been altered and extended significantly in its life, namely in 1987, to consider the needs of a B&B. This has made the capability of converting it back into meaningful residential properties impossible. He reasoned that in order to create something practical and to suitable building standards, the building needed to be demolished.

With regards to the proposals and design, he reported that they had considered all the constraints and opportunities of the site along with the clear need for family housing within Cheltenham. He confirmed that the pre-application proposals were submitted in April 2018.

He explained that they had worked very hard with the planning department and relevant consultees in order to rectify the various concerns raised throughout the process. Whilst chapter 6 of the officer report highlighted the primary issues involved, the greatest consideration and most time consuming element was the architecture for the proposals. He advised that they had initially tried to create a uniformed shell from a relatively standard approach and then repeat it across the site, although he acknowledged, with hindsight, that this wasn’t the correct approach.

He noted that the Architects Panel had initially not supported the first or second proposal due to the elevational style. However, this had led to alterations and the proposal was now being supported with a recommendation for approval.

He confirmed that having been a family owned business, the decision to close after 12 years of ownership had been extremely upsetting. However, having worked closely with the Council over the past 12 months on the proposals, he felt there was now an exciting opportunity, as part the Hilden Lodge legacy, that would create some exciting, well considered, truly modern housing for several young families in Cheltenham for years to come.

Member debate:

PM:  Acknowledged that it was a family-run business and sympathised with the applicant with regards to the competition from Airbnb and budget hotels who were offering cheap accommodation. He highlighted that 12-roomed hotel such as this has no headroom to cover costs. He did not feel it necessary to keep the existing building and as such was minded to vote in support of the application.

PB:  Noted that the proposals were extremely different to the existing structure, however, welcomed the contemporary design. He acknowledged the Parish Council’s objection to this development with regards to it being at the gateway to the town, but disagreed and felt that it was stunning architecture, and on balance a good scheme.

DS:  Was also in favour of contemporary design but did not feel that this scheme was a good design.

Vote on officer recommendation to permit

12 in support

1 in objection

PERMIT