Montcalm Whitbread Brewery – alterations to and extension of existing hotel
By Sue Cox
Published in Planning and Licensing News
The Montcalm Hotel, the Whitbread Brewery 52 Chiswell Street has applied for the “Partial demolition of existing building, alteration and extension of the existing hotel, to include additional floorspace through upward extensions; altered and additional entrances; external urban greening; external plant enclosures; facade alterations; internal alterations; and, associated works”. The relevant application reference numbers are 24/00864/LBC and 24/00863/FULL.
What is being proposed?
These proposals had been well flagged and a public consultation was held in June when residents had the opportunity to look at the plans and make any comments they may have. The Planning Statement provides more detail: “The proposals seek to internally refurbish the hotel, including its public areas and all hotel bedrooms. As part of this, the mechanical and electrical infrastructure will be upgraded, which will require replacement/additional plant at roof level…. a contemporary roof extension containing additional hotel bedrooms is proposed to the Entrance Wing, 53, 54, 55 and 56 Chiswell Street, in part replacing an existing modern extension. The operation of the Jugged Hare P.H. will not be affected by the Proposed Development and the Chiswell Street Dining Rooms will be retained …….”
A new level access public entrance will be created to 53 Chiswell Street within the existing shopfront. “This will be facilitated through a redesign of the shopfront, restoring its appearance to realign it to its historic appearance and provide better consistency in shopfront design along Chiswell Street”.
Modest increases in height and mass
In terms of the potential increase in mass, the proposals include a 7% uplift (723sqm) in the overall internal floorspace of the hotel (from 10,471sqm to 11,194sqm), and a 9% increase in the number of guestrooms provided (from 213 to 232).
In terms of the potential increase in height, this appears modest. The existing hotel “comprises a basement, ground, ground floor mezzanine, and up to five further storeys above ground, reaching a height of 46.172m AOD at the top of the existing chimney adjacent to Silk Street. Beneath the chimney, the highest existing point is the top of the lift overrun on the south west block which is 40.869m AOD. …The proposed roof extension will generally replace the existing roof extension constructed in the 2010s, which will be demolished. There will be no additional storeys, but the fourth floor will be extended and the pitched roofline will increase the height and massing in this location……..A new plant enclosure is proposed on the roof of the southern part of the hotel, set back from the Site’s frontages…… The maximum height of the buildings on Site will continue to be the chimney adjacent to Silk Street at 46.172m AOD. Beneath this, the southern block of the west wing, which will increase to 43.610m AOD (+2.741m or 7%).
Overshadowing/Daylight and Sunlight Analyses
The accompanying Daylight and Sunlight Report states that “The following surrounding properties contain residential accommodation and, due to their proximity to the development site, have been assessed in terms of the effects of the proposed development upon their daylight and sunlight amenity: • Cromwell Tower • Ben Jonson House • Sundial Court Chiswell Street ….”
And the report’s conclusion is that “The overshadowing of the neighbouring amenity areas will be negligible and compliant with the BRE guidelines…….and that ….”Overall, the daylight and sunlight impact of the proposed development is minimal and compliant with the BRE guidelines given the urban location of the site. Therefore, the effect on daylight and sunlight should be regarded as acceptable”.
Internal refurbishment to guest and public areas
For the guest areas, the hotel will be “subject to a full refurbishment internally, improving its dated appearance. This will include a full refurbishment of all retained hotel bedrooms, generally focused on bathroom replacement and replacing other fittings and furnishings without major internal alterations, however, where possible better revealing the heritage of the bedrooms including original vaulted ceilings”.
For the public areas: “At ground floor, the public areas of the hotel will be improved significantly. The new entrance will create a better access into the centre of the floorplate, complementing the existing main entrance and providing important level access…..Internally the layout of spaces will be improved, as will activation of frontages to Chilwell Street. A new dining space adjacent to the yard will be provided which in turn can release the Chiswell Street Dining Rooms from the need to provide hotel breakfast service, which could support the success of it as an independent restaurant use. A small hotel bar is proposed as another enriching commercial offer to guests and visitors……and there will be more spaces that are suitable for use for cultural events……….
Servicing and parking
The Hotel will continue to be serviced from Milton Street…… There is no opportunity to alter the Hotel in such a way to provide on-Site servicing.
Proposed extension
Beauty will be in the eye of the beholder. The explanation of the choice of materials is explained by the following: “The design and language of the new extension takes its inspiration from the industrial history of the site, in particular from the angular aesthetic of the saw-toothed roof form traditionally found on the brewery buildings, as well as in its use of metal providing further industrial texture. The proposed use of profiled black sheet-metal cladding clearly introduces new materiality to the current roofscape, but with some historical precedent and justification: this part of the brewery was formerly raised and roofed in arched corrugated iron…”
Views of the proposed extension
The Design & Access statements (number 6 and number 7) show the existing and proposed views of the development from various sites around the area. There is a also plethora of interesting historical detail provided in the Townscape, Heritage and Visual Impact document.
Standard Consultation Expiry Date is Friday 20th September
The Standard Consultation Expiry Date is Friday 20th September 2024. Any representations can be made here