230-bed capsule hostel at Charles House, London WC2H

What was proposed

The application sought a 230-bed capsule hostel on the first to fourth floors, with new plant enclosures and a service duct.

“Planning permission is sought for the change of use of the office floorspace at first to fourth levels into a 230-bed hostel (Sui Generis) with the beds being formed of individual privacy capsules with a dormitory style layout. Permission is also sought for the installation of plant equipment and acoustic enclosures at rear-first floor and main roof level along with servicing ducts to the rear building elevation to connect the two plant areas.”

“Land Use Existing GIA (sqm) Proposed GIA (sqm) +/- Office (Class E) 857 0 -857 Hostel (Sui Generis) 0 857 +857 Total 857 857 0”

Officer report

The site

Charles House contains the Prince Charles Cinema at basement and ground level, offices above, and sits in the Leicester Square Conservation Area.

“Charles House is located within the Leicester Square Conservation Area and adjacent to the boundary of the Chinatown Conservation Area. Forming a relatively prominent corner building, the site comprises the Prince Charles Cinema at basement and ground level with office uses to the upper levels with frontages to Leicester Place and Lisle…”

Officer report

Earlier application

A 2023 hostel application was refused over office loss evidence, management and design information, anti-social behaviour concerns and cycle parking.

“Planning permission was refused on land use, amenity and highways grounds in June 2023 for use of the upper floors as a hostel due to insufficient information to justify the loss of the existing office floorspace, insufficient information to demonstrate that the hostel would be well designed and managed to safeguard the amenity of the area and prevent anti-social behaviour, whilst no cycle parking provision had been shown on the proposed plans.”

“Since this refusal, marketing of the office space has been undertaken to try and find alternative occupiers with this marketing information provided in the current submission, whilst a Hostel Management Plan and details for provision of cycle storage have been provided, in seeking to address these previous reasons for refusal.”

Officer report

Consultation responses

Consultees and neighbours raised concerns about office loss, accessibility, waste storage, noise and possible effects on the cinema and adjoining church.

“SOHO SOCIETY: Object. Within first consultation, considered the accessibility arrangements for the proposed hostel to be inadequate and objected to the loss of office floorspace noting that the submitted marketing material showed marketing of less than 12 months without demonstration of proactive engagement with prospective office tenants. Furthermore, noted that there is high demand for office space within the West End, therefore loss of office floorspace is unjustified.”

“Impact upon the Prince Charles Cinema • Consider the Prince Charles Cinema to be one of Leicester Square’s last remaining independent cinemas and a cultural asset which contributes positively to the vibrancy of local culture and character of Leicester Square, as well as more widely, to central London as an entertainment district. Therefore, it’s protection is of great importance. • The Prince Charles Cinema and building should be given protected status from redevelopment.”

Officer report

Concerns about the cinema

The cinema and members of the public said construction and hostel noise could disrupt screenings and threaten the cinema’s longer-term future.

“The proposed hostel could jeopardise the longer-term future of the Prince Charles Cinema and result in its loss, harming the diversity of cinema offerings and the contribution to the diversity of cultural and entertainment uses within this part of London and Leicester Square. • Consider the proposals could trigger the loss of the cinema, weakening London's status as a global arts hub.”

Officer report

Who spoke

Two supporters addressed the committee, while a Soho Society representative spoke against the application.

The committee vote

The committee unanimously resolved to grant conditional permission, subject to noise monitoring and a 90-day limit on length of stay.

“That conditional permission be granted subject to conditions being included on noise monitoring and having a 90 day limitation on length of stay.”

Minutes