Recreating the King's Head Hotel - Case Study Example

Recreating the King’s Head Hotel Table of Contents Introduction 2 Executive Summary 2 Applicable Controls 3 compliance With sta y procedures 5 Suitable Approaches 5 Policy Issues, Recommendations & Consultations 6 Works Cited 9 Introduction The preservation of historic buildings and areas is an important issue for the city and it is an integral part of the building and development code of the area. Marylebone Leisure seeks to develop and create a hotel in the present location of the King’s Head. Towards this purpose there are several key points which they have to be aware of before any development can take place in the area. Many of which can be considered limitations, but with creative management and planning they can be easily overcome and used to enhance the building. Since the building itself is listed as a statutorily listed building, there are a number of rules and laws as to how the company can go about making modifications to the locality. With the correct application of rules and regulations, Marylebone Leisure still has a lot of room to develop and change the function of the building, brining it up to the level which would be suitable for a classic hotel in a classical setting. There are also possible advantages of working with this building all of which are discussed in this report. Executive Summary While the building codes and policy requirements place several restrictions on what Marylebone Leisure can do with the present building of the King’s Head Hotel, there are several ways in which those limitations can be used to the company’s advantage. The policy restricts changing the building (interior/exterior) significantly but allows expansion if the same theme is maintained. More importantly, the company may be able to secure financial support as well as technical support for renovation from local authorities. Consultations would be required with interior designers, environmental engineers and the local government representatives to ensure compliance. Applicable Controls The first thing to know about the site and the building is that it is a statutorily listed building which means that there are several applicable controls to any modifications or alterations made to the hotel. The Harrow on the Hill Village Conservation Area Policy Statement declares in section 8.2.11 that the King’s Head Hotel is visually important for the area1. The policy also implies certain controls for the development of the hotel including the condition that no significant modifications be made to the building façade so as to conserve the look and feel of the area as well as the views from different positions. The second control which could be applicable to the premises would be the policy which demands that current open areas and gaps between buildings should be respected and not changed. The company has expansion plans for the hotel which call for an additional twenty rooms to be added to the back of the hotel. This could be in conflict with the policy statement and careful consideration must be given before any such project is started. There is also a demand the shape of the listed buildings must not be altered in a way to change the townscape or street scene, however, there is little chance of this rule coming into play unless the builders decide to make major modifications to the front of the building or change its elevation significantly. Of course a hotel would need all the necessary associated facilities such as kitchens and storage areas but more important than those would be the facilities used for recycling and waste management. The Harrow Council Unitary Development plan calls for adequate provisions to be made for the storage and disposal of waste in all new developments within the area. The addition of twenty new rooms to the hotel can be considered a significant new development and would require the hotel management to properly manage the disposal of waste materials. compliance With statutory procedures To remain in compliance with statutory procedures, the development of the hotel requires keeping the following points at the top of the agenda: 1. No significant changes can be made to the building façade and the outlook of the hotel as it faces the street. 2. The internal alterations and external extensions to the hotel must preserve the character and setting of the building. 3. Maintenance and restoration of the building will be strongly supported by local authorities with a surety of technical help and a possibility of financial support. By following the above listed procedures, Marylebone Leisure can ensure that the renovation and development of their hotel will go just as it should. There are several approaches which can be used for each of the salient points for compliance with statutory procedures and they are outlined in the next section. Suitable Approaches The extension plans of the hotel ask for twenty more rooms to be created at the back of the hotel which should pose no significant threat to the outlook of the area if they are built with the same external features and reflect the heritage of other buildings in the locality. To be successful with this approach, the company may need to do some clever marketing as well as intelligent engineering to ensure that all the modern facilities which a guest can expect in a hotel today are provided at the King’s Head Hotel without significant changes to the interior or the exterior. As seen in the photographs of the front elevation looking directly across the green, it may be difficult to remove the chimneys (since they can be considered a part of the historic face of the building) but it is certainly possible to remove the wooden structure which looks rather downtrodden. Since the interior of the building can not be modified extensively and any modifications must continue the theme of the hotel, the rooms, nightclub, and other modifications have to be approached with the same design theme in mind. Waste management is another issue which will require an approach from an environmentalist mindset to ensure compatibility with local policies. Policy Issues, Recommendations & Consultations The first policy issue is to ensure that the extension and refurbishment of the hotel remains in line with the current architecture to preserve the historic setting. Disobeying this could lead to severe penalties and endanger the continued expansion as well as the smooth operation of the hotel therefore it is strongly recommended that consultations be made with the local development authorities before any changes are made or preparations done for construction and renovation. The second policy issue would be the changes which are going to be made to the interior of the building. While Marylebone Leisure is aware of the policy requirements, it would be good for the company to consult with an experienced, licensed interior designer to ensure that the colours and themes selected for the rooms in the extension wing as well as the renovated hall match up with the rest of the building. A significant part of the construction plan calls for the creation of twenty new rooms to accommodate the expected guests and this could have a negative impact on the space around the hotel. An area survey can be conducted with the assistance of the local government to ensure that such an extension does not encroach upon the space which must remain empty around the building. If it does then the plan would need to be changed accordingly. Additionally, the addition of a nightclub in the area must also be approved by the local government since that might create noise pollution issues for the region. This would imply that the exteriors should also carry the same design theme to remain in compliance with local government policy. Consultations can also be recommended with an environmental engineering firm to show the local bodies that Marylebone Leisure has in good faith kept up the rules mentioned in the polices for waste management and landscape continuance. As seen in the photographs, the land around the locality is relatively clean and a certain amount of landscaping, tree planting and greenery would certainly enhance the region if it gets the blessing of the local authorities. The final and most important recommendation is to consult with the local authorities and seek technical as well as financial support from them. Since it is a part of their policies to help companies who wish to renovate older buildings in the area it is entirely possible that some of the costs could be offset by support from the councils. Additionally, technical support can be had free of cost which could mean saving money spent on surveys and building assessment fees. In conclusion, by following the policy guidelines and requirements, Marylebone Leisure can not only create a profitable business for themselves, they can also enhance the beauty of the area. Word Count: 1,481 Works Cited Harrow Council, 2006, ‘Harrow Unitary Development Plan’, Harrow Council, [Online] Available at: http://www.cartoplus.co.uk/harrow/text/04_design.htm#d11 Read More