Inverness guest house’s bid to ‘combat budget hotel threat’ is rejected; Highland Council said Whinpark Guesthouse’s plan for a large extension was out of keeping with the area
A popular guest house has been knocked back in its bid to build a large extension that it argued was “vital” to help it "remain competitive" amid growing pressure from budget hotels.
The Whinpark Guesthouse, on Inverness's Ardross Street, had lodged plans earlier this year to increase its number of guest rooms from 16 to 26.
This would have required the construction of a new one-and-three-quarter storey extension at the rear of the category C-listed guesthouse.
But it proved contentious with neighbours, several of whom objected on the grounds that the building was too large, out of keeping with the surrounding area, there was insufficient car parking in the area, and the extension would undermine their privacy.
And Highland Council appears to have shared those same concerns, having now rejected the proposals.
In its ruling, the local authority said: “Development proposals affecting the setting of a listed building should preserve its character, and its special architectural or historic interest. It is considered that the proposal would have an adverse impact upon the character of the Listed Building and the setting of adjacent Listed Buildings as the extension is not subservient; is excessive in scale on a principal elevation, with low architectural quality; and represents overdevelopment of the site.
They added that the plans would have "an adverse impact upon the character and appearance of [the local] Conservation Area" and also criticised the impact on the surrounding properties, arguing that it "does not demonstrate sensitive siting in keeping with local character and would have an unacceptable impact on local character in terms of amenity".
When the plans were first lodged earlier this year, applicant Rowan Guest House Group, said: “The scheme has been prepared in response to the increased number of 'budget' hotels that have recently been or are in the process of being constructed within Inverness city centre and surrounding areas.
“As travellers demand greater facilities at increasingly competitive rates, this has left the traditional guest house proprietor with no option but to consider upgrading and modernising in order to remain competitive.
“The design as submitted will provide a total of 26 bedrooms (all en-suite) by adding 10 new en-suite rooms in a 1.75 storey extension to the rear.
“A very similar design was granted planning consent and listed building consent in 2012 and the proposed design is heavily based upon this previously approved design.
“The main difference between the previously approved design and this design is the current owners and applicants wish to keep the 1.5 storey stone and slate extension and build off from its rear elevation.”
They added that although there was limited parking in the area, 40 per cent of their guests did not arrive by car, and so the 10 additional bedrooms would not adversely affect the area.
They concluded: “With several large hotels being constructed in Inverness with limited parking provision, it is vitally important that traditional guest house owners are allowed to compete on even terms therefore the same criteria adopted in granting permission must be considered for this application.”
It continued: “Taking into account the need to compete with the new breed of budget hotel chains it is of vital importance this application is granted permission to be able to keep competitive.”