Policy Considerations Policy G13 states that there will be a presumption in favour of the preservation of the architectural and historic character and integrity of registered buildings and places. Permission will not normally be granted for the total or partial demolition of a registered building or extension or other external alteration works which would adversely affect the architectural or historic interest, character or setting of a registered building or place. Policy BE2 states that the Planning and Environment Committee will take into account the context of the development and its contribution to the townscape, public realm, the potential to regenerate outworn areas of the town, to remove eyesores and re-locate un-neighbourly uses, the quality and character of the proposed development and the positive contribution it would make to the vitality and viability of the town centre. Policy TR3 states that proposals for the development of new or extensions to existing tourism and cultural attractions within the built-up area will normally be permitted provided that the development will not (inter alia) adversely affect the character and amenity of the area; have an unreasonable impact on neighbouring uses and the local environment by reason of noise, odour, visual intrusion or other amenity considerations; have an unacceptable impact on a Site of Special Interest, Building of Local Interest or a Conservation Area; not lead to unacceptable problems of traffic generation, safety or parking and is appropriate in scale, form, massing, density and design to the site and its context. Land Use Implications The proposed extension to the existing store will enable the external yard area in this location to be tidied up with equipment associated with the maintenance of the hotel being able to be securely stored under cover. This will enable the yard area to be more efficiently used for servicing purposes. Size, Scale & Siting The extension will be single storey with a lean-to roof. It will be 3.8m long x 3.220m wide x 2.9m high (ridge of lean-to) and 2.4m high (bottom of lean-to). Access will be through a pair of double doors. The extension will be located directly adjoining the existing JEC Substation building which although longer and wider than the proposal is the same height. The two buildings are separated by an existing steel fire escape stairs, which are then located above the proposed extension. The extension is located to the rear of the site, effectively screened from Lewis Street by the existing substation building and an existing 3m high rendered boundary wall, which runs along the boundary of the hotel cartilage and the street, except where there is an existing vehicular access some 3.9m wide for small service vehicles. Design & Use of Materials The extension will be a simple lean-to design, consistent with the adjoining substation building. It will be rendered and tiled to match the adjoining substation building. The render and tiling approach is consistent with the materials used on the main hotel building and associated outbuildings. Impact on Neighbours The proposed extension will be well screened by existing boundary walling and will not have any adverse impact on neighbouring properties. Access, Car parking and Highway Considerations The extension will not have any impact on the service access to the hotel off Lewis Street. Its construction will help to tidy-up the yard and ensure better use of the service yard for its designated purpose. Foul Sewage Disposal There is no foul sewer requirement for the proposal. Surface water will discharge to the existing available surface water sewer. Landscaping issues The site currently has no landscaping and none is provided. Given the context of the proposal and the general site arrangements, it is reasonable to permit the development without additional landscaping. Other Material Considerations None. | 
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