Anti-hotel protestors told off at planning hearing

A NEW Premier Inn at Henley station would not harm the surrounding conservation area, a planning inquiry heard.

Blockwork wants to build a five-storey hotel on part of the station car park but South Oxfordshire District Council, the planning authority, rejected the application in August.

It said that the design was not in keeping with the area or aesthetically pleasing, in particular the “visual bulk, massing, scale, roof form, height and materials”.

The company, a partnership between landowner Network Rail and developer Bloc Group, of London, appealed and a hearing was held at Henley Rugby Club on Wednesday last week.

Much of the discussion focused on the character of the area, particularly the Victorian and Edwardian architecture.

Nicola Smith, a planning officer at the district council, said the new building would harm the conservation area while the developer argued it would be 80m outside and would hardly be seen.

The company claimed that nearby properties such as the Imperial Hotel, which has not been operational for years, would not be impacted if a Premier Inn was built.

Bob Edwards, on behalf of the appellants, said: “We have to understand the setting. The setting is where you experience the heritage asset. From all of Station Road, you cannot see the appeal site. You get a glimpse of the site from the entrance of the station approach to Station Road.”

Ms Smith said the hotel would be higher than the Imperial and it would negatively impact the area.

Mr Edwards replied: “The question is whether just being able to see a building from a conservation area can damage the area. I don’t believe that it would actually harm the significance of the area itself.

“The need to follow the conservation character, how far do you extend this? When you look at town centres, they can change abruptly to something completely different, one does not have to follow in a smooth transition, it can quickly change. When you look at this area, over to the east you have Regatta Villas — modern blocky, horizontal timber cladding and such like. They don’t follow the character of the conservation area.

“On the west side, there are Seventies blocks of flats, so the character of the area isn’t derived from the character of the conservation area.”

Mr Edwards argued that the development would not cause “overlooking, overshadowing, or noise and smells” and that the proposed level of parking would be sufficient and not cause “overspill” on to nearby roads.

This comment prompted groans from the audience of more than 30 including some former Henley mayors and members of the Henley Society and Greener Henley.

Planning inspector Hollie Nicholls, who chaired the hearing responded: “I’m hearing a lot of noise from the back and I’d just like to point out that there will be points during the agenda when I ask for your point of view but during the proceedings please can we be respectful to the people who are speaking and allow them to be heard otherwise I will have to ask people to exit?”

Julian Brookes, vice-chairman of the Henley Society, said: “I just want to be clear that you will be able to see the proposed hotel from Station Road.”

Samantha Allen, heritage conservation officer at the district council, said: “The proposed development, by virtue of its scale, would detract from the ability of the Imperial Hotel to be known as a prominent landmark within this part of Henley owing to the fact that it would appear considerably larger than the hotel and detract from its landmark quality as a Grade II listed building that was designed to be viewed as the largest structure in this part of town.”

Mr Edwards replied: “We have no issue with the listing of the building, it is certainly of listable quality due to its architectural merit and historical factors.

“While it is a very attractive building, the question of how much of a landmark is questionable. In terms of its landmark status being eroded, I disagree with that. Our building is sufficiently far away.”

Mr Brookes said there was no justification for the new hotel and he was speaking on behalf of the 600 members of the Henley Society.

“Our objective is an appropriate balance between housing, a vibrant town centre and the provision of employment and leisure,” he said.

“However, what is more important is the impact of development on the existing economy of the town.

“Regarding hotel rooms, the town council put forward a baseline report six or seven years after the initial neighbourhood plan in which was the justification for removing the need for further hotel accommodation in Henley.

“I did an Airbnb search on Henley and there were 80 available and many were at a similar price point to the Premier Inn, so not expensive places.

“Moving on to the economy, we have to understand the appeal of Henley to its visitors. It is a historic town and we want to make sure we can maintain and hopefully grow its attractiveness to visitors.

“Our view is the hotel would significantly damage the attractiveness of Henley to the visitors who are an important part of our economy.”

Ken Arlett, who represents Henley on the district council, said: “I have been on the town council for 22 years and district council for 16 years, the majority of this time on planning committees. I have been a local builder for 50 years and I am fairly good at reading plans.

“It seems to me that there are some major issues. One is the scale, size and the bulk and the overlooking of the conservation area and the use of substandard materials in such an area.

“Henley Town Council’s planning committee met with representatives of Premier Inn to discuss these plans pre the application being deposited and I can say it was disappointing to see that no changes were made.

“What I am also concerned about is that there is absolutely no thought for the neighbours of Wyndale Close, which this five-floor hotel would overlook, which I think is very sad.

“The joint Henley and Harpsden neighbourhood plan stated, ‘Development proposals should respond positively to the setting of the surrounding area’.

“They should demonstrate high qualities of sustainable and inclusive design and architecture that respects the conservation area. Madam, this does none of those.

“The policy mentions materials that should respect the area. Do coloured aluminium cladding panels, grey PVC and aluminium-coated material?

“No care or attention has been paid by the applicants to its neighbours. One would have to question if the local plan and the neighbourhood plan had even been referred to. I think this is a very sad application and so does the town council.”

Councillor Arlett was applauded by members of the audience before Ms Nicholls again asked for quiet.

The inspector will announce her decision later.