“Wholly inappropriate” plans for 78 flats next to Queens Hotel are rejected

Plans to build two residential blocks next to the Queens Hotel in Southsea have been rejected after being dubbed “wholly inappropriate” due to its size, design and heritage impacts.

The proposals would have seen the site cleared and replaced with two buildings: “The Residence”, a seven-storey block with ground-floor commercial space and 55 flats, and “The Pavilion”, a five-storey block containing 23 apartments.

The scheme, brought forward by Pegasus Group, covered almost 5,000sqm and included the former casino at 18-24 Osborne Road, 12-16 Osborne Road, and land to the south-east of the hotel.

But Portsmouth City Council planning officers recommended refusal, warning of the “impact of the proposed buildings on the surrounding heritage assets”, alongside concerns over “problematic” design and the scheme’s “excessive” scale.

Historic England also objected, saying the development would cause “harm” to the Grade II-listed Queen’s Hotel and the Owen’s Southsea Conservation Area.

The council’s planning committee heard from four residents, including some representing Home Heights, an 11-story block next to the hotel.

Home Heights representative Hillary Nicklin raised concerns over overlooking from Pavilion balconies, warning of privacy impacts, and said demolition traffic via Clifton Road would create “hazards” for pedestrians and drivers.

Former councillor Linda Symes described the plans as “wholly inappropriate”, citing the development’s “oppressive presence” within the conservation area. She also questioned the site ownership, alleging the former casino had been allowed to “deteriorate” and attract anti-social behaviour.

Clifton Road resident Nigel Bussingham said the seven-storey block would “dominate the street scene”, arguing a three- or four-storey scheme would be more “sympathetic”.

Another objector, A J Herman, warned of increased traffic and congestion, calling the casino building’s condition a “disgrace”.

Speaking in support, HGP Architects’ Mathew Williams said the project represented “thoughtful, high quality regeneration” that Southsea “deserves”.

He argued the derelict casino was “degrading” the area and described it as an “eyesore” that redevelopment would improve “for years to come”.

Heritage consultant Charles Shirin Wagner said revisions to the scheme had addressed some concerns, including stepped-back upper floors and reducing The Residence by one storey to make it “subservient” to the Queen’s Hotel.

Councillor Lee Hunt said he was “not buying” claims the casino could not be restored, adding that the scheme’s benefits were “outweighed by the harms”.

Cllr Matthew Cordy focused on The Pavilion, saying it would block views between the hotel and Southsea Common and sit uncomfortably within the grounds of a listed building.

Cllr Hugh Mason described the approach to The Residence as “sensible” and said he might have supported it as a standalone scheme.

However, he added: “Our general understanding of new buildings in conservation areas is that they should enhance the conservation area.”

Cllr Peter Candlish took a different view, describing the derelict casino as a “broken tooth” on Osborne Road and warning it could remain vacant for years. He said the scheme would “improve the overall amenity of the city” and deliver “strong economic benefits to the Southsea area over time”.

Six councillors voted to refuse the application, with one voting against.

In response, a Queen’s Hotel spokesperson said they were “naturally disappointed” but continued to believe the development offered a “sustainable opportunity” to deliver new homes.

They added the plans would have “transformed a long term derelict and unsightly area” and noted the scheme had “evolved considerably” during the process in response to feedback.

“We will now take time to carefully review the committee’s decision and reflect on the options available to us moving forward.

“The Queens Hotel has been an important part of Southsea for many years and we remain fully committed to securing a positive long-term future for both the hotel and the wider site.”