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Dismissed11 July 20223291925

Quay Thistle Hotel, The Quay, Poole, BH15 1HD

Planning appeal 3291925 at Quay Thistle Hotel, The Quay, Poole, BH15 1HD (Bournemouth, Christchurch and Poole) was dismissed on 11 July 2022 by Inspector Wildsmith D, following an inquiry. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the site and the surrounding area, including on the Conservation Area.

demolition of the existing hotel building and redevelopment to provide a mixed use scheme of 5 buildings providing flexible commercial units (Class E/F1/F2) at ground floor with residential above (Class C3) and a hotel with ancillary bar/restaurant (Class C1), plus basement level car parking, cycle parking, hard and soft landscaping, revised access and associated works

Authority
Bournemouth, Christchurch and Poole
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Other Major Developments
Inspector
Wildsmith D
Postcode
BH15 1HD

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the site and the surrounding area, including on the Conservation Area
  • The effect on established trees on the site's northern boundary
  • Whether an appropriate review mechanism should be incorporated into the S106 agreement, to ensure the provision of affordable housing if the viability of the scheme was to improve at a later date
  • Whether any submitted planning obligations would satisfactorily address the impacts of the proposed development

What decided it

The less-than-substantial harm to the significance and character of the Poole Town Centre Heritage Conservation Area, arising from the scale, bulk, massing and materials of the proposed buildings, was not outweighed by the public benefits of the scheme.

The considerable weight attributable to the less-than-substantial heritage harm to the Conservation Area, together with harm to townscape character and to trees of townscape significance, was not outweighed by the benefits of housing delivery, economic activity, hotel provision and public realm improvements, and under the tilted balance the adverse impacts significantly and demonstrably outweighed the benefits.

What the Inspector cited

Development plan policies
Policy PP6(T12)Policy PP11Policy PP24Policy PP25Policy PP27Policy PP29Policy PP30Policy PP32Policy PP34Policy PP35Policy PP39Policy PP40
National Planning Policy Framework
Paragraph 11Paragraph 57Paragraph 199
Judgments
Bramshill v SSHCLG [2021] EWCA Civ320; R (on the application of Skipton Properties Limited) v Craven District Council; R (on the application of Cherkley Campaign Ltd) v Mole Valley DC [2014] PTSR D14; Smyth v Secretary of State for Communities and Local Government; William Davis Ltd v Charnwood BC [2017] EWHC 3006 (Admin)

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Bournemouth Christchurch and Poole

The authority’s record since 2016 · every decision in 2022

  1. Dismissed28 October 20266010210
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  3. Allowed28 September 20266007175
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  5. Allowed4 September 20266011111
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.