Objection to new boutique hotel plan for the Queen Square ice rink site
The Regency Society has objected to amended plans for a six-storey boutique hotel on the site of the disused Queen Square ice rink because the proposed building would be too tall, would have a serious adverse effect on the historic listed properties in Wykeham Terrace and would overshadow the south end of St Nicholas churchyard.
A previous application from Conran and Partners and Manchester-based Light Boutique Apart Hotel was withdrawn after attracting more than 200 objections, including one from the Regency Society. Concerns were also raised by council officers.
As a result, the number of rooms has been reduced from 58 to 56 and terraces and balconies on the west of the proposed building, overlooking St Nicholas' churchyard and the Grade II listed Wykeham Terrace, have been removed. The new application also includes an outdoor seating area, three parking spaces and bicycle parking.
"We do appreciate the dificulties of working within the historic context of the city and the need for developers and architects to come up with an economically viable development but this proposal remains intrusive for its neighbours," says Society chair Mary McKean.
Adverse effects
Our comment reads: "The Regency Society supports the principle of redeveloping the ice rink site, which is currently an eyesore, and believes it is important to achieve a high quality redevelopment, but the Society cannot support the current application, notwithstanding that amendments have been made since the previous application was withdrawn.
"The Society objects to the application because the proposed building would be too tall; it would have a serious adverse effect on the historic listed properties in Wykeham Terrace and be most detrimental to the amenities of its residents. It would also significantly and adversely overshadow the south end of St Nicholas churchyard.
"The removal of the roof terraces facing Wykeham Terrace is welcome, but the principal western facade of the new building would still appear oppressive as it would be much too close to Wykeham Terrace, and the windows in that facade would cause serious overlooking into main habitable rooms within the terrace.
"It is considered that the western flank wall of the proposed new development should not project beyond the principal rear building line of nos 10 and 11 Queen Square. This would create a reasonable space between the new hotel and the rear facades of the houses in Wykeham Terrace.
"Furthermore, in the event that an application is approved for redevelopment of the site, the Society requests that section 106 contributions are secured to improve the churchyard with suitable lighting and additional tree planting."
To view the application, please go to the Brighton & Hove City Council website.
<< Back to News
The Queen Square ice rink today - an eyesore.
The front elevation of the propsed Conran design, significantly higher than the buildings to the right.
The new west elevation, from St Nicholas' churchyard. The stepped terraces to the right, which would have directly overlooked Wykeham Terrace, have been removed.
Wykeham Terrace, from the James Gray Collection. The proposed development would overshadow it and intrude on residents' privacy.
