The Belfry Hotel Planning Statement
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The Belfry Hotel Planning Statement July 2007 The Belfry Hotel Planning Statement July 2007 QUINN HOTELS PROPOSED REDEVELOPMENT OF THE BELFRY HOTEL, NORTH WARWICKSHIRE PLANNING STATEMENT July 2007 CL10296/JG/rc Nathaniel Lichfield & Partners Ltd 1st Floor 26 King Street Manchester M2 6AY Offices also in: T 0161 837 6130 Cardiff F 0161 833 3741 London E [email protected] Newcastle-upon-Tyne www.nlpplanning.com CONTENTS 1.0 INTRODUCTION………………………………………………………………… 1 2.0 PROPOSALS……………………………………………………………………..3 3.0 PLANNING HISTORY……………………………………………………………7 4.0 PLANNING POLICY……………………………………………………………. 11 5.0 PLANNING ISSUES……………………………………………………………. 35 6.0 LOCATIONAL CONSIDERATIONS………………………………………….. 36 7.0 CONFORMITY WITH GREEN BELT POLICY………………………………. 46 8.0 SPORTING BENEFITS………………………………………………………… 51 9.0 TOURISM OBJECTIVES………………………………………………………. 54 10.0 ECONOMIC BENEFITS……………………………………………………….. 58 11.0 ARCHITECTURE AND DESIGN……………………………………………… 60 12.0 SUSTAINABLE DEVELOPMENT…………………………………………….. 63 13.0 TRAFFIC AND TRANSPORT IMPLICATIONS……………………………… 66 14.0 COMPLIANCE WITH EMPLOYMENT LAND POLICIES………………….. 70 15.0 CONCLUSIONS………………………………………………………………… 71 APPENDIX 1 - LOCATION PLAN APPENDIX 2 – PLANNING HISTORY MA2006\R.10296-002 (PLANNING STATEMENT) JULY 07 1.0 INTRODUCTION 1.1 This report is prepared by Nathaniel Lichfield & Partners Ltd (NLP) on behalf of Quinn Hotels. It accompanies a full planning application for the redevelopment of The Belfry, North Warwickshire for a new 5* hotel, world class golf club, new Professional Golfers Association (PGA) national training academy, new access and car parking arrangements, and associated facilities. The Submission 1.2 The completed application forms, relevant certificates, plans and this Planning Statement are accompanied by the following reports, which together comprise the application submission: Environmental Statement: This statement, prepared in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, provides a full account of the environmental issues associated with the application proposals. Transport Assessment: Prepared by Denis Wilson Partnership, this report assesses the capacity of the local highway network to accommodate the proposed redevelopment; and any transport impacts that arise from the proposals. Travel Plan: The report assesses the accessibility of the site and proposes green travel measures to influence a modal shift away from the private car. Design and Access Statement: Prepared by Reardon Smith Architects, this document provides a description of the approach that the scheme designer has taken to siting, building design and accessibility. Sustainability Statement: Prepared by NDY, Nathaniel Lichfield and Partners, and Scott Hughes this Statement will outline how the development will deliver sustainable development objectives. Statement of Community Involvement: This statement, prepared by PPS will provide a summary of the way in which the community have been involved in the development of the proposals. Socio Economic Report: This report, prepared by Nathaniel Lichfield and Partners assessed the socio economic impacts of the proposed redevelopment. Business Statement: Prepared by the Belfry, this document sets out the business rationale behind the proposed redevelopment. Event Management Strategy: Prepared by Denis Wilson Partnership, this sets out a framework and methodology for managing future major events at the Belfry. 1 Landscape Masterplan: Prepared by HED, this assesses the visual impact of the proposal and establishes a landscape strategy as part of the redevelopment. Purpose and Structure of the Report 1.3 The purpose of this report is to assess the proposal within the context of national, and local planning policy guidance. 1.4 The remainder of the Planning Statement is structured as follows: Section 2.0 describes the proposed redevelopment in detail, providing information on the Quinn Group and their portfolio of quality hotels and leisure facilities in the UK and Europe. It continues with a description of the proposed development, with reference to the design approach, and a schedule of proposed facilities. Section 3.0 outlines the planning history of the site, which demonstrates how the site has been developed incrementally over the last 45 years. Section 4.0 sets out the prevailing planning policy context within which the proposals should be considered, with regard to policies at local, regional and national level. Section 5.0 establishes the key planning issues that arise in this case. Sections 6.0 – 14.0 provide an appraisal of the key planning issues. Section 15.0 sets out the conclusions. 2 2.0 PROPOSALS The Applicant 2.1 Quinn Hotels is part of the Quinn Group of companies based in Ireland which has grown and diversified rapidly over the past 30 years. Quinn own some of the finest four and five star hotels across the United Kingdom and Europe including: The Slieve Russell Hotel and The Buswells Hotel Ireland; The Crowne Plaza, Cambridge; The Holiday Inn, Nottingham; The Hilton, Prague; The Hilton, Sofia, Bulgaria; and The IBIS, Prague. 2.2 Quinn’s Hotels seek to provide a mix of top class accommodation, a range of modern business facilities and outstanding leisure facilities. 2.3 Quinn also operate the Iveagh Fitness Club, Christ Church, Dublin which is the cities’ largest top class fitness club, and a number of public houses across Dublin and one in Cambridge. Site Description 2.4 The application site extends to approximately 203 hectares. Existing built development within the site is concentrated to the south and comprises the following:- The Belfry Hotel complex which comprises a 324 bedroom hotel, a leisure club, function rooms and supporting facilities including a selection of restaurants, a Golf Centre including pro-shop, and changing facilities; The PGA golf centre and national training academy; A driving range located in front of the PGA centre to the south of the main hotel; The Bel Air night club; and, Surface car parking for approximately 1400 vehicles, located to the south and west of the main hotel buildings predominantly within the woodland areas 3 between the hotel and the Tamworth Road, to the east of the driving range; and, The assistant managers dwelling, situated adjacent to Tamworth Road. 2.5 The existing group of buildings on site have evolved incrementally and display a poorly integrated mix of architectural styles. The buildings in general are not of any particular architectural merit and fail to project a sense of place. The most significant and recognisable building within the complex is the adapted former stable house, which now forms part of the hotel. However, this building has been adapted significantly over the years and is not considered to be of sufficient value to be retained. 2.6 In addition to the above, the wider complex provides three golf courses, including the world famous Brabazon course. 2.7 The main vehicular access to the site is currently achieved from Lichfield Road (A446). A secondary access is provided from the A4091. 2.8 A site location plan is attached to this report at Appendix 1 Surroundings 2.9 The Belfry is set in the North Warwickshire countryside, located to the north of Coleshill, approximately one kilometre from M42 Junction 9, which also provides access to the M6 Toll Road. The Belfry is located to the immediate north of the A446 and the A4091 at a roundabout that also provides southbound access via Junction T2 from the M6 Toll Road. Background to the Proposal 2.10 The Belfry as it currently stands has evolved since the 1970’s as a hotel and golf resort. It has a strong reputation and image, partly as a result of hosting the Ryder Cup four times and accommodates one of the most famous championship golf courses in the world. It is also home to the PGA and their associated training academy. 2.11 Notwithstanding the reputation of the Belfry, it currently fails to fully maximise the potential of the venue as a high class hotel and leisure destination. In particular, the incremental extensions and alterations to buildings over the years have resulted in a sprawling development that projects a poor appearance and fails to function 4 effectively. The current layout makes it difficult for users to orientate themselves and it has no sense of place. 2.12 The current situation is that guests at the Belfry are often remarking that the experience did not meet with their expectations and the business performance of the complex is declining. The current size of the hotel is also a constraining factor that prevents potential business from being captured. Further details are provided in the Business Statement document, produced by the Belfry. 2.13 Prior to coming forward with these redevelopment proposals, the client considered a range of options for improving facilities. In particular, careful consideration was given to refurbishing the existing buildings. However, it was clear that such an approach would only ever deliver short term cosmetic improvements and would not address the fundamental problems associated with the poor layout of the existing buildings. The decision was consequently taken that the only way to significantly improve the standard of accommodation and deliver environmental improvements is through comprehensive redevelopment. 2.14 The objective of the proposals is to establish the Belfry as a world-class hotel and resort destination and enable it to offer sporting, business, leisure/spa and bedroom accommodation of an