29-room hotel extension at Doubletree by Hilton (London Angel Kings Cross), Islington

What was proposed

The application sought a sixth-floor rooftop extension with 29 hotel bedrooms, a courtyard stair core, relocated plant, recladding and associated works.

“P2025/1673/FUL Application type Full Planning Application Ward Barnsbury Listed building Unlisted Conservation area NA Development Plan Context Central Activities Zone Local View from Archway Road (LV4) Local View from Archway Bridge (LV5) Crossrail 2 Safeguarding Area Within 50m of New River Conservation Area Within 50m of Chapel Market/Penton Street Conservation Area London Underground Zone of Interest Rail Land Ownership – TfL Tunnels Within 100m of TLRN Licensing…”

“Image 4: Rear View from White Lion Street 4. SUMMARY 4.1 The application proposes the erection of a rooftop extension at sixth-floor level to provide additional hotel bedrooms, including a multi-floor stair core extension within the internal courtyard, partial conversion of the existing plant room, relocation and rationalisation of plant equipment to a new roof level (Level 7), recladding of upper floor south and east elevations and associated works including fire safety,…”

Officer report

The site and surroundings

The site is a six-storey hotel with 381 bedrooms on Pentonville Road, near conservation areas and listed buildings.

“The proposal is acceptable in land use, design and appearance, amenity terms, sustainability and it is recommended that planning permission be granted subject to conditions. SITE AND SURROUNDINGS 5.1 The site comprises a six-storey (plus plant room above) hotel building. It is located on the northern side of Pentonville Road. The site is not subject to a statutory nor local listing, nor is it part of a conservation area.”

“The ground floor includes the reception, bar, restaurant, and conference rooms, while bedrooms are located from the first to fifth floors. The building is currently served by four staircases extending from ground to fifth floor and one staircase continues up to the roof level, which accommodates plant rooms only.”

Officer report

Earlier applications and advice

Earlier applications included an approved restaurant extension, a refused seating scheme and pre-application advice seeking major changes to the rooftop design.

“Relocation of single storey sub- station together with internal and external alterations to the existing hotel building at 60 Pentonville Road and extension to existing ground floor bar and restaurant. Approved with conditions and legal agreement 08/02/2011 Pre-Planning Applications 7.8 Q2023/3157/MIN - Proposed rooftop extension to provide 29 additional hotel rooms, and relocation/replacement of existing plant.”

“Any future proposal must comply with Policy R12 and provide comprehensive technical reports, including daylight/sunlight, sustainability, fire safety, flood risk, and transport assessments. P2024/2745/MIN - Proposed rooftop extension to provide 29 additional hotel rooms, and relocation/replacement of existing plant. Follow-up advice. Summary of response: Although the design has improved since the previous pre-application, it would still not be supported.”

Officer report

Consultation responses

Three public objections raised concerns about noise, privacy, daylight, height, heritage, sustainability, servicing and construction, while consultees raised no objections subject to conditions.

“(Paragraphs 10.44-10.53) - Proposed extension reduces privacy by increasing height and adding windows, leading to greater overlooking. (Paragraph 10.31 -10.53) - Daylight and sunlight study omits these same properties, making the claim of “100% compliance” misleading. (Paragraph 10.31- 10.53) - Height and bulk concerns raised at pre-application stage remain unresolved; the extension breaks the established roofline and appears visually dominant.”

“(Paragraph:10.48 to 10.72) - Concern raised with regards to the potential loss of privacy and increase noise to the 13-17 Baron St, especially top flat. (Paragraph: 10.34 – 10.45) Internal Consultees 8.3 Inclusive Design: No objection, subject to appropriate conditions. Environmental Pollution, Policy & Projects Team: No objection subject to appropriate conditions. Sustainability: No objection subject to appropriate conditions.”

Officer report

What people said

Objectors challenged the daylight evidence and raised concerns about dominance, privacy and loss of light; the applicant described the scheme as sustainable and beneficial.

Members’ discussion

Members viewed the scheme as a modest roof extension and expressed confidence that officers had assessed neighbour effects adequately.

“In deliberation, members noted that the scheme was a modest roof extension that sought to rationalise the existing plant and deliver an uplift in the hotel’s capacity and expressed confidence that officers had adequately assessed the application and that there would not be an adverse impact on neighbours in terms of either overlooking or the impact on sunlight and daylight.”

Minutes

The vote

Councillor North moved the officer’s recommendation, and it was carried.

“Councillor North moved the officer’s recommendation to a vote. This was CARRIED.”

Minutes

The decision

Planning permission was granted subject to the conditions and informatives in the officer report and completion of a Section 106 planning obligation.

“That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to Committee, submitted representations and objections provided verbally at this meeting, planning permission be granted subject to the conditions and informatives set out in Appendix 1 of the officer report and subject to the prior completion of a Deed of Planning Obligation made under Section 106 of the Town and Country Planning Act 1990 securing the…”

Minutes