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

“The proposal seeks to change the use of the building to a 47 bedroom hotel (Use Class 7), with an ancillary café bar (Use Class 3) on the rooftop level. The hotel would have a reception area on the ground floor, and accommodation from the basement up to the fourth floor.”

“External changes to the building facades are kept minimal with a vertical roof extension proposed via four dormers across the east and west facing roofscape. There will be no alterations to the Rose Street (north façade). Minor alterations to the south elevation are proposed including the unblocking of the Venetian window and the addition of two new windows. Both the east and west elevations include two new leaded timber windows.”

“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.”

“15/05261/FUL 204 Rose Street Edinburgh EH2 4AZ Change of Use of the Charlotte Baptist Chapel to Centre for Dance and the Performing Arts, including theatre, exhibition area, museum, ballet school, dance studio and ancillary accommodation. Granted 3 March 2017”

“13/02020/FUL 204 Rose Street Edinburgh EH2 4AZ Change of Use from Class 10 to a Public House (as amended to delete outside seating area). Refused 16 January 2014”

“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.”

“NAME: Transport Planning COMMENT: No objections subject to the recommended conditions.”

“NAME: Archaeology COMMENT: A condition is recommended to ensure a detailed historic building survey is undertaken. DATE:”

“25/02951/FUL – Report by the Chief Planning Officer To REFUSE planning permission for the reasons set out in section C of the report by the Chief Planning Officer. (On a division.)”