59-bed hotel at 32-38 Market Place Northside, Bishop Auckland

What was proposed

The application proposed demolishing three buildings and erecting a four-storey, 59-bedroom hotel with access, parking, servicing and outdoor seating.

“The application seeks full planning permission for the demolition of the existing Queens Head, Post Chaise and Monaco buildings and the erection of a 59 bedroom hotel with a mix of standard, twin, family, and accessible rooms (3no.)”

“A feature horizontal band of stone and brick soldier course is proposed to divide the ground floor from the upper floors. The ground floor would feature a band of glazing with bi-fold doors leading to an outdoor seating area. Upper floor windows have been designed to have a vertical emphasis sitting featuring aluminium frames, stone cills, and either brick or louvre panel headers.”

Officer report

The site and its setting

The vacant buildings stood in the town centre, within the conservation area and the settings of listed buildings, including the Town Hall.

“The buildings are located within the defined town centre of Bishop Auckland but outside the primary shopping area which lies to the south west comprising the northern part of Newgate Street. To the north of the site lies the Batts amenity green space and the River Wear. To the east Wear Chare slopes steeply down towards the river and to the west is the approach road into Bishop Auckland from North Bondgate and its associated car park.”

“The site lies within the Bishop Auckland Conservation Area, and the setting of the Town Hall (Grade II*) and other listed buildings around the Market Place. This includes the Church of St Anne, 1 Newgate Street, 1 Market Place, 1A and 1B Market Place, 2 Market Place, 4 Market Place, and 29 Market Place (all Grade II). The Grade II* listed Auckland Castle Park also lies to the east, and an Area of Higher Landscape Value immediately beyond the site to the north.”

Officer report

Building condition and history

Earlier alterations had removed historic fabric, while structural reports found the Post Chaise and Queens Head in very poor condition and conversion unviable.

“There have been various applications for internal and external alterations to the Post Chaise and Queens Head Hotel which have resulted in the loss of much of their original historic fabric.”

Officer report

Why officers recommended approval

Officers found the hotel acceptable in principle and considered its town-centre, economic and visitor benefits outweighed the heritage harm from demolition.

“Overall, the principle of developing a hotel in this town centre location is accepted. The need for a hotel within Bishop Auckland town centre to capture and accommodate anticipated visitors to attractions in the surrounding area, as well as to encourage prospective visitors to Bishop Auckland and the County, has been identified in several relevant plans and supporting documents.”

“The policy goes on to state that great weight will be given to the conservation of all designated assets and their settings. Such assets should be conserved in a manner appropriate to their significance, irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance. Substantial harm or total loss to the significance of a designated heritage asset will be permitted only in exceptional circumstances.”

Officer report

Consultation responses

Historic England, highways and drainage consultees raised no objections, while other consultees supported approval subject to conditions and mitigation.

“Historic England – Raise no objections. The proposed hotel would be located within the marketplace, a key focal point of the Bishop Auckland Conservation Area. It would remove a run of vacant buildings including two historic buildings that make a positive contribution to the significance of the area: the Post Chaise and the Queens Head Hotel.”

“The Coal Authority – Raise no objections subject to conditions to secure the undertaking of further intrusive site investigations.”

Officer report

Objections received

Four objections concerned heritage loss, hotel demand, design, construction disruption, possible Town Hall damage and other matters.

“The Post Chaise hotel should not have been de-listed and the fascia’s of the Post Chaise and Queens Head Hotels should be retained. • A lack of alternative sites that could accommodate a hotel have been explored, with reference Castle Bar or 80 Newgate Street.”

“Disruption to traffic during demolition works. • Potential damage to the Town Hall during the demolition and construction phase. • Considers The Auckland Project to be over reliant on volunteers. • Considers the owners of the buildings should be placed under a planning obligation to refurbish the buildings. • A list of properties owned by The Auckland Project that are unused or exempt from Council Tax should be disclosed.”

Officer report

Who spoke

The applicant’s agent supported the proposal, citing the need for a hotel, investment, employment, building condition and the lack of viable alternative uses.

Members’ discussion

Members discussed the buildings’ long vacancy and condition, the benefits of redevelopment and changing construction hours because nearby flats could be affected.

“Councillor L Brown thanked [name withheld] for the presentation. She argued who would leave a listed building to get into that state. As there were residential flats in the vicinity, she requested that the start time for construction work be changed from 7.30am to 8am.”

“The Principal Planning Officer stated that if members were happy with the change in time condition 15 could be changed. He acknowledged that Councillor L Brown had made a rhetorical question and confirmed that the applicant had undertaken work to the buildings across a period of time to try to improve the situation of the building but this had been difficult as they had not been in active use for 10 years.”

Minutes

The vote and decision

Members unanimously approved the application, subject to the report’s conditions and changing construction work in condition 15 to start at 8am.

“That the application be APPROVED subject to the conditions in the report and a change in condition 15 for construction work to commence from 8am.”

Minutes