14-unit aparthotel at Nos. 59-61 and Nos. 63-65 Main Street, Newcastle

What was proposed

The application proposed demolishing existing buildings and constructing a 14-unit aparthotel with a restaurant, golf storage and associated works.

“Demolition of existing buildings and the erection of an apart hotel comprising of 14No. units, a restaurant, ancillary golf storage area, and all associated site works.”

Officer report

The site and surroundings

The site contained terraced town-centre buildings with retail, public house and residential uses, extending behind Main Street to homes on Valentia Place.

“Date of Site Visit: 19 th February 2024 & 10 th October 2024 Characteristics of the Site and Area The development site is located at Nos. 59/61 and 63/65 Main Street, Newcastle and extends to the rear to include properties at Nos. 2 and 4 Valentia Place. The site is located within a terrace row and is comprised of two, two and a half storey terraced buildings with retail uses on the ground floor and residential uses on the first & second floors.”

“Main street operates a one-way system through Newcastle and would be the main through road through Newcastle. The area is characterised by town centre uses, with retail units on the ground floor, with other town centre service and commercial uses on the ground floor and residential units on the upper floors. St Mary’s Hall and cemetery…”

Officer report

Earlier planning history

Earlier permissions covered hotel alterations, a projecting sign and an extension, while a later proposal sought a restaurant and 17 apartments.

“Application Number: R/1988/0245 Decision: Permission Granted Decision Date: June 1988 Proposal: Extension and Alterations to Hotel…”

“Application Number: R/2003/0757/F Decision: Permission Granted Decision Date: December 2003 Proposal: Proposed alterations and extension of existing hotel incorporating adjoining property and to include new shop frontage (amended scheme).”

Officer report

What officers recommended

Officers recommended refusal because the development’s scale, massing and design harmed local character, residential amenity, the AONB, the listed church setting and protected species.

“It is considered that in principle an aparthotel development on this site could inject a level of vibrancy to the town centre which is of benefit to both the vitality and viability of the town centre and to the tourist offer in the town, however, this this cannot be at the expense or to the detriment of the area by approving an inappropriate scheme. While the proposal has no detrimental impact on any designation or designated site.”

“The proposal does not satisfy the policy requirements of PPS6 BH11 (a) ‘the detailed design respects the listed building in terms of scale, height, massing and alignment’ as the height and massing of upper levels are considered to have an adverse impact on the quality and character of the setting to Newcastle Presbyterian Church. Although set deep within the plot, requested technical methodology for the 3D Views has not been provided.”

Officer report

Who spoke

An objector supported redevelopment but opposed the proposal’s size, while the agent and supporters argued that the design addressed heritage concerns and would bring tourism and jobs.

The committee’s decision

Members voted five to two to defer the application for requested heritage views and refer it back for delegated consideration.

“Councillor Larkin stated that he was not satisfied with the reasons given for not providing the requested 3D views to HED. He indicated that, as a result, he did not believe the Committee could make a decision on the application based on the Planning Department and HED’s recommendations.”

“AGREED: On the proposal of Councillor Larkin, seconded by Councillor Rice, it was agreed to defer planning application LA07/2023/2585/F to allow for the submission of the HED requested views to be provided, and that the application be referred to the Planning Department for consideration by way of Delegated Authority.”

Minutes