47-bedroom hotel at 204 Rose Street, New Town, Edinburgh

“The building is Category B listed. It was designed by J. A Arnott and J. Inch Morris and dates from 1908. It was listed on 28 March 1996 (Ref: LB43329). The former chapel is 4 storeys in height. The frontage to Rose Street is the most architecturally significant elevation with ashlar face stonework with decorative details generally focussed on opening and the cornice of the advanced central section.”

“The application site is located within the Old and New Towns of Edinburgh World Heritage Site, the New Town Conservation Area and the New Town Gardens and Dean Historic Garden and Designed Landscape.”

“Whilst the adaptation and conversion of the listed building is supported, the interventions proposed to a significant feature of the building - the sanctuary space - is considered detrimental to the spatial quality of this part of the building.”

“The sub division of an existing sanctuary space to form multiple hotel bedrooms will completely remove the appreciation of the space and the character of the building as a whole. It needs to be considered on balance, if these works would result in an overall public benefit of the building being brought back into active use.”

“Roof alterations and the introduction of four dormers are also proposed. This space would then be utilised as a bar / café at rooftop level. It is considered that whilst these modern interventions will be visible from some views, it is considered that due to the width of Rose Street and height of the building the visual impact would not be considered harmful.”

“NAME: Historic Environment Scotland COMMENT: Object to the proposals due to the subdivision of the original sanctuary (and removal of associated original and historic features) would have a significant negative impact on the importance of the listed building.”

“Advise that an alternative design that places supporting facilities that require larger spaces (cafe/ lounge/ bar) within the sanctuary space could be less impactful. It should be possible to redesign the sanctuary space, with some degree of alteration and subdivision, and still retain a meaningful part of the sanctuary's original spatial quality.”

“Two representations were received. A summary of the representations is provided below:”

“…material comments − Proposals include too much intervention to the buildings surviving historic internal features, including the auditorium structure, balcony arrangement and original architectural detailing.”

“25/02944/LBC – Report by the Chief Planning Officer To REFUSE listed building consent for the reasons set out in section C of the report by the Chief Planning Officer. (On a division.)”

“The works do not have special regard to the desirability of preserving the listed building and will harm its special architectural and historic interest, are not acceptable with regards to Section 14 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997.”