Buckingham Hotel, 1-2 Burlington Road, BUXTON, SK17 9AS

Main issues, as the Inspector framed them

• the effects of the scheme on the integrity of the Peak District Dales Special Area of Conservation
• the effects of the proposal on the significance of the 'Buxton Central Conservation Area', the setting of 'The Park Conservation Area' and on the significance of the Grade II* registered park and garden, 'Buxton Pavilion Gardens'
• the effects of the scheme on the character and appearance of the area
• the effects of the scheme on the appeal building as a non-designated heritage asset and related considerations such as its condition, optimum viable use, and the economic viability of either retaining or redeveloping it in some way

What decided it

The scheme's failure to demonstrate, beyond reasonable scientific doubt, that it would avoid adverse effects on the integrity of the Peak District Dales Special Area of Conservation, combined with the cumulative less-than-substantial heritage harms not being outweighed by public benefits.

The high weight attributed to the scheme's public benefits (visitor economy, employment, sustainability) did not outweigh the total loss of the non-designated heritage asset and the less than substantial harms to the designated heritage assets, and the scheme also conflicted with the Habitats Regulations regarding the SAC.