C1 Use Class – Hotels, boarding and guest houses

The following case studies provide a small sample of the different types of C1 Use Class (Hotels, boarding and guest houses) projects we have been involved with.

76 bed contemporary modular extension to existing (C1 Use Class) Hotel in Aberdeen, Scotland

The brief called for the replacement of the existing conference facilities with additional bedrooms for the (C1 Use) Hotel. The client wished to utilise modular construction to speed up the construction phase, although the planning department was adamant that they didn’t want a repetitive dull facade. Utilising a standard module comprising two solid panels and a glazed panel, an elevation was developed to randomly position the glazing, whilst not increasing the cost of construction. The proposed extension faces the main road into Aberdeen and will create an interesting facade during the day and at night and add vibrancy and individuality to the street scene.

Project Challenges: creating an interesting facade using modular construction and repetitive hotel room windows. Transport assessment commissioned to provide a reduced parking requirement to achieve a higher density of bedrooms. Main road frontage into the centre of Aberdeen required a high-quality façade design. Surrounding properties are generally of two storey accommodation. Planning Officers initial reaction was that any application would be unsuccessful.

Local Planning Authority: Aberdeen City Council

160-bed contemporary modular extension to existing Hotel, Newcastle, North East England (C1 Use Class)

We obtained Outline Planning permission, following protracted planning negotiations (and a previous refusal (by others)), for a substantial 160 bedroom extension to an existing hotel in the North East of England, subject to a number of planning conditions that were felt to be onerous, including placing restrictions on the site that had not been there before the planning approval and in relation to the protection of the adjoining Green Belt. The conditions also placed unnecessary control on the construction method of working as well as on the height of development.

A written representation planning appeal was submitted which successfully argued each point and prevented substantial costs and limitations of the future reserved matters application and construction phase.

The planning inspector commented that the proposed conditions were not necessary, not reasonable, misleading and did not meet the tests required for planning conditions, including that of precision and clarity.

Project Challenges: creating an interesting facade using modular construction and repetitive hotel room windows. Transport Assessment commissioned to provide reduced parking requirement to achieve higher density of bedrooms. Height restrictions due to proximity to Newcastle Airport.

Project Achievements: Additional 5% increase in bedroom numbers from the previously refused applications. Additional 60 parking spaces achieved.

Local Planning Authority: Newcastle City Council

see also: Variation/ Removal of Planning Conditions; Green Belt; Outline Planning Application

Conversion of outbuilding into B&B / Guest House

MORE SOON

Local Planning Authority: Flintshire County Council

Extension to existing (C1 Use Class) Guest House to provide additional bedrooms and owners accommodation