K&S Mir Ltd has submitted new plans to reconfigure existing accommodation, enhance accessibility, demolish a detached Victorian building and extend behind the A-listed Place Hotel at 34–38 York Place (26/04282/LBC).
The proposal includes demolition and replacement of the hotel’s existing east wing. Overall, KSM aims to create 22 larger and better lit bedrooms with improved step-free access to 34 bedrooms across the whole complex.
A new rooftop terrace is proposed at the centre, suitably screened, says the developer, to protect residential neighbours’ amenity.
KSM also asserts that on-site demolition would not affect the original historic structure.
According to the Design & Access Statement of architects Covel Matthews, ‘The design introduces a contemporary architectural intervention that responds positively to its surroundings. The scale, form and composition of the new building have been developed to respect the established townscape character of York Place and the wider New Town, whilst acknowledging the evolution and architectural diversity that characterise this part of the city centre.’
The supporting documents acknowledge that the proposals seek to enhance the long-term sustainability of the business.
These new plans (including notably upgraded artist’s impressions) supersede an application for the same site withdrawn in May this year which prompted 10 notes of objection (26/01440/LBC). The Cockburn Association on that occasion raised serious doubts about: the loss of historic fabric through demolition; the effect of internal alterations on the building’s character; the quality, scale and design of the proposed extension; and the wider incremental impact of hotel expansion on the historic environment.
Compared to the previous proposal, the chief differences Spurtle has noticed are:
- The eastern extension is stepped back from York Lane rather than looming over it as before.
- By ‘rationalising’ existing function rooms within the main buildings, the total number of bedrooms would be increased from 47 to 69, compared to an earlier increase from 47 to 58. This may further alarm the Cockburn.
- The number of step-free bedrooms would increase from 0 to 34, compared to an earlier increase from 0 to 23.
- There is an erroneous assertion that the original building once housed the Royal College of Physicians, not the Royal College of Pharmacology as erroneously stated earlier. In fact it was the North British Branch of the Pharmaceutical Society of Great Britain (later the Royal Pharmaceutical Society) that purchased No. 36 in 1884 and remained until 2009.
Comments for or against the proposal can be made here by 27 November. A determination is promised by 27 December.
Got a view? Tell us at spurtle@hotmail.co.uk
