104-bedroom hotel at Victoria Viaduct, Carlisle

What was proposed

The application proposed a five-storey, 104-bedroom hotel with a restaurant, bar, kitchen and other back-of-house facilities.

“The proposed development comprises the erection of a five-storey, 104- bedroom Premier Inn hotel (Use Class C1), incorporating a ground-floor restaurant and bar with associated kitchen and back-of-house facilities. The bedrooms would be distributed across the lower ground, first, second, and third floors, supported by ancillary areas including linen stores, plant rooms and staff accommodation.”

“The building would occupy the majority of the site, with a small landscaped area located at the rear of the site at the Backhouse Walk level. The restaurant and reception area would be directly accessed from Victoria Viaduct at the upper ground floor level. The existing loading bay on Victoria Viaduct would be utilised, with goods deliveries and bin store access accommodated via West Walls.”

Officer report

The site and its setting

The site is a small former hotel site beside Victoria Viaduct, containing part of a Grade II listed medieval city wall.

“The site covers an area of approximately 0.15 hectares and comprises the footprint of the former Grade II listed Central Plaza Hotel. It is located on the western side of Victoria Viaduct, on the edge of Carlisle City Centre.”

“The site contains a section of the Grade II listed medieval city walls which act as a retaining wall to West Walls and which comprises a mix of traditional stone, bricks and mortar. A small remnant staircase and former…”

Officer report

Earlier site history

The former hotel closed in 2003, suffered fire damage and vandalism, and was demolished between 2019 and 2020 after safety concerns.

“The site was previously occupied by the Central Plaza Hotel which was constructed in 1881 and was a prominent local landmark in Carlisle. The building, recognised for its architectural and historic interest, was listed at Grade II in 1994. The hotel closed in 2003, and although planning permission for conversion to residential and leisure use was granted in 2004 (Ref. 04/03290), the approved works were not implemented.”

“In July 2011, the interior of the building suffered substantial fire damage, followed by on-going vandalism, resulting in a severely dilapidated and dangerous condition. A structural report commissioned by Carlisle City Council in May 2018 recommended demolition on safety grounds, which was subsequently undertaken between 2019 and 2020.”

Officer report

Why officers supported it

Officers considered the hotel acceptable because it would regenerate a vacant city-centre site, support economic activity and have acceptable heritage and environmental impacts.

“The site was formerly occupied by a historic hotel, which was demolished between 2019 and 2020 for safety reasons. The site is currently a vacant, brownfield site which is enclosed by fencing/ hoardings and is having a significant adverse impact on the surrounding area.”

“The impact on the listed medieval city wall is considered to be acceptable given the need to allow the current load restrictions along West Walls to be removed, which would require the construction of a new concrete retaining wall.The proposal would not have an adverse impact on the adjacent Scheduled Monument at 10-22 West Wall, Incorporating City Walls, or on the setting of the adjacent listed buildings.”

Officer report

Who spoke at the meeting

An objector’s letter was read out, an objector spoke, and the applicant spoke in support.

What members discussed

Members discussed a possible mansard roof, traffic arrangements on West Walls and whether ground source heat pumps had been considered.

“With permission of the Chair the Applicant clarified to Members that the site was narrow and it was not possible to replicate the mansard roof at the Keswick site.”

“A Member asked if the Applicant had fully considered ground source heat pumps rather than air source heat pumps as proposed. With permission from the Chair the applicant advised Members that there is not sufficient space or site conditions to accommodate ground source heat pumps.”

Minutes

The committee vote

A motion to accept the officer recommendation was seconded and passed with six members voting in favour and one against.

“Following consideration of the application a Member moved to accept the Officer’s recommendation, this was seconded.”

“A vote was taken: 6 voted in favour and 1 against…”

Minutes

The decision

The application was approved subject to the stated conditions, delegated authority over conditions and a unilateral undertaking for the travel plan monitoring fee.

“RESOLVED – That the application be approved subject to the conditions set out below with delegated authority being given to the Service Manager for Development and Implementation to add to and/or make any amendments to the conditions as considered appropriate and a unilateral undertaking to secure a travel plan monitoring fee.”

Minutes