17 flats in listed buildings at Royal Hotel And Princess Caroline House, Southend-on-Sea

What was proposed

The application sought 17 flats through converting commercial floors, with internal works, fire escape alterations, roof changes and rear parking, bin and cycle storage.

“Proposal: Change of use of the second and third floor of Royal Hotel and all floors within Princess Caroline House from commercial (Class E) to residential (Class C3), internal alterations to all areas to form 17 self-contained flats, minor alterations to roof, associated internal and external alterations including the installation of an external fire escape stair to the rear of the building and alterations within the first floor of Royal Hotel to facilitate fire escape…”

Officer report

The site and buildings

The site contains the Grade II listed Royal Hotel and Princess Caroline House within the Clifftown Conservation Area, with commercial and vacant areas.

“The site includes the Royal Hotel and Princess Caroline House at the junction of the High Street and Royal Terrace, fronting the estuary. The Royal Hotel, in the southern part of the site, dates from 1791 and was built, along with the rest of Royal Terrace, as the first phase of a new seaside resort known as New Southend.”

“In terms of designations, in addition to the Grade II listing, the site is within the boundary of Clifftown Conservation Area. The east elevation of the building forms part of the commercial character of the High Street and is designated as Secondary Shopping Frontage.”

Officer report

Earlier applications

Previous applications included listed building alterations, basement commercial uses, internal partitions and fire escape works, most of which were granted.

“Retain internal partitions and doors to second and fourth floors (Retrospective) (Listed Building Consent) Granted 03/00598/LBC Form doorway in party wall of Princess Caroline House at first floor level and extend fire protected corridors adjacent (Listed Building Consent) Granted 02/01377/FUL Use part of basement as ancillary A3 storage for adjoining premises at The Royal Hotel, 1 High Street. Granted 02/01061/FUL Install fire escape stair at ground and first floor Granted…”

Officer report

Why officers supported it

Officers considered the housing, heritage, amenity, access and highway effects acceptable, with limited heritage harm outweighed by securing the building’s future.

“Overall therefore, the most significant changes to the listed building are those required to meet Building Regulations fire and noise requirements. The impact of these, insofar as related to relevant material planning considerations and as explained above, needs to be balanced against the option of doing nothing and letting the listed building fall into further decline.”

“Overall, it is considered that a residential use is a suitable fit for this building and the limited harm that the conversion works would cause to the character and significance of the building is outweighed by the opportunity presented by this proposal to ensure that this listed building has a long term and viable future.”

Officer report

What consultees and residents said

Residents supported housing but raised concerns about noise, parking, access, construction, privacy, refuse, fire escapes and the Royal Hotel venue; consultees largely had no objections.

“Improved noise mitigation measures are proposed to ensure that the new dwellings will not be unacceptably disturbed by the use of this room for live music and entertainment. The conversion works block an existing fire exit from the first floor and basement function room so an alternative fire exit needs to be provided so that capacity and viability can be maintained.”

“Impact on existing neighbouring parking spaces and rights of access to neighbours parking spaces to the rear of the building, including reduced manoeuvrability due to proposed refuse store locations. Disabled access to the rear needs to be considered. Concerns about safety. Increased congestion in car park. This impacts on neighbouring businesses using this area. The amended parking layout preserves all existing spaces owned by 3 rd parties.”

Officer report

Who spoke

A local resident spoke against the application and the applicant’s agent responded.

The committee’s decision

The committee resolved to grant planning permission subject to a section 106 agreement and conditions, and granted listed building consent subject to conditions.

“(a) That the Council enter into a Planning Obligation by Deed of Agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) to secure the following:”

“(b) That the Director of Planning and Economy or Service Manager – Development Management and Enforcement be DELEGATED to GRANT PLANNING PERMISSION subject to the completion of the section 106 agreement referred to above and subject to the conditions set out below:”

Minutes