Boutique hotel extension at 11-15 Strand Road, Londonderry

What was proposed

The application proposed extending a boutique hotel across three properties, with hotel rooms, restaurant and bar facilities, and a fifth-floor extension.

“LA11/2025/0001/F - Redevelopment of vacant units, No. 11-13 Strand Road, to provide an extension of the boutique hotel under construction at No. Strand Road. Retention of internal alterations and fifth floor extension to No. 15, as an amendment to extant planning permission (LA11/2023/1265/F). Hotel to include bar/restaurant, reception area, function room, 68no. hotel rooms, associated prep/storage rooms and plant at 11-15 Strand Road, Derry.”

Minutes

Earlier permissions and changes

Earlier permissions established the hotel use and a smaller rooftop extension, but the constructed extension rose approximately three metres higher than approved.

“Appendix 5 HED consider in their consultation response that this criterion has failed to be met; that the rooftop extension as built (in excess of that approved under LA11/2023/1273/LBC) has a detrimental impact on the listed building due to its scale, height, and mass, which are deemed to overwhelm the architectural proportions of the listed structure and disrupt its visual balance.”

“This is an increase of approximately 3metres to the height of the extension as originally approved. Council consider this to be a significant increase in the permitted height resulting in a visually obtrusive development which does not respect the character of the immediate area and the scale, size and design appears dominant over the character of the Grade B1 listed building on which it has been constructed.”

Officer report

Why officers recommended refusal

Officers considered the additional rooftop floor unjustified and harmful to the listed building’s architectural character, setting and surrounding historic streetscape.

“Summary of issues and Reasons for Refusal 11.1 Summary and Conclusion The proposal is for listed building consent for the retention and completion of works to No. Strand Road, former Bank of Ireland, to provide internal alterations and a further rooftop extension to the previously approved boutique hotel. The principle of the use of this site as a hotel has been established through the previous application, LA11/2023/1265/F, which related only to No. Strand Road.”

“That the development design proposed does not respect the listed building in terms of scale, height massing and alignment. Approval of this development will result in detrimental impact to the listed building, its setting and the setting of the Historic City Conservation Area. Having considered all material considerations, including the development plans, relevant planning policies, planning history and consultations, refusal is recommended for the reasons outlined below.”

Officer report

Who spoke at the meeting

The agent and architect supported approval, and a Historic Environment Division representative explained why the design failed the listed-building criteria.

What members debated

Members weighed the building’s viability, employment and tourism benefits against heritage concerns, noting the site was outside the conservation area.

“Discussion ensued, after which Councillor Gallagher stated that the proposed development would secure the ongoing viability of the existing building. He further stated that the major employment and tourism opportunities outweighed the refusal reasons pertaining to the Strategic Planning Policy Statement (SPPS) in particular, as outlined within the report.”

“Councillor Boyle stated that it was essential for tourism infrastructure to be supported. Councillor Jackson welcomed Councillor Gallagher’s Proposal. He however, urged caution in terms of sending out the wrong message regarding the protection of our built heritage.”

Minutes