Residential Proposals
Above: Site plan showing the location of the residential development
In order to support the level of tourism investment, and balance the current over-provision of bed spaces, the development will include a portion of open market residential use, which will be delivered via new build apartments and adaptive reuse of some of the existing hotel accommodation.
Building D
Constructed in the 1960s and forming the western wing of the hotel, the building will be repurposed and re-clad to create 25 new sea facing apartments. A modest extension to the rear, either side of the existing stair and lift, improves efficiency while limiting the visual impact of the new accommodation.
The contemporary external appearance of the building, featuring an open white vertical grid, reflects the vertical proportions and materiality of the remodelled hotel whilst giving the building its own identity.
Parking for both Buildings D and B are concealed below a new podium garden - set at the same level as the junction of the hotel drive and Parkhill Road, creating a dramatic increase in landscape and visually reducing the height of Building D from the north.
Above: View of proposed apartments with remodeled 1969 bedroom wing (Building D) from new podium garden.
Above: View of proposed hotel (right) and apartments (left) within remodeled 1969 bedroom wing (Building D) and Torbay Suite/Spa (Building B)
Building B
The site of the existing spa and Torbay suite, adjacent to Imperial Court will create 10 new maisonettes of a similar height and footprint to the existing – retaining the existing visual break with the adjacent apartments which is further improved by the inclusion of an extensive grass roof.
Building A
Located on the site of the existing tennis courts and unused staff accommodation block along Parkhill Road the proposals have evolved through discussions with Historic England, and the project Heritage consultant and informed by a detailed townscape and visual impact assessment.
Initial design concepts created a street scene similar to Beacon Hill, 250m to the west, with a strong street frontage to Parkhill Road. Whilst the height of the proposed building was comparable to the existing staff accommodation block it was felt that the lack of a landscape ‘buffer’ was not in keeping with the historic character of this stretch of Parkhill Road.
By providing more residential development through the modest extension to Building D and by relocating parking from below the building the proposed footprint has been significant reduced. This has allowed the revised design to be reconceived as a ‘villa’ within a landscape setting, incorporating a boundary treatment of tall stone walls and evergreen planting.
The proposed crescent layout maximises sea views for each of the 16 apartments whilst creating a dynamic form along Parkhill Road that references a number of historic local precedents including Abbey Crescent, Hesketh Crescent and Lisburne Crescent.
As with the original concept, the height of the proposed building is comparable to the existing staff accommodation block. The bold 'top hat' design, which has been inspired by historic crescent roofscapes and vertical proportions of the Hotel and Building D, help to ground the building and create an individual identity which is recognisably part of the overall group.
Above: View of proposed residential development and permissive footpath from Parkhill Road.
Above: View of new residential accommodation from Parkhill Road
Above: Cross section through Building A and C.
“We consider that the approach to the site overall reflects Torquay's tradition of contemporary and confident design. The level of quality demonstrates the aspirations of the hotel owner and Torquay to be a superior tourism and leisure destination. The design, stemming from good quality research and understanding of the landscape, site and historic context, is of a very high standard.”
— Historic England Pre-Application Advice 31 October 2020
Affordable Housing & Community Infrastructure Levy
The proposals do not currently incorporate an on-site affordable housing provision. We are discussing any mitigation requirements with Torbay Council through the pre-application process, although it is currently anticipated that due to the level of investment in the hotel, no affordable housing contribution will be required. However, this must be confirmed through an independent viability assessment. The new build residential development will be required to make a Community Infrastructure Levy payment in line with policy, which is expected to be in excess of £100,000 with 25% of levy revenues to be spent on local community projects within the Torquay Neighbourhood Plan Area.