Press release issued on behalf of WARWICK RACECOURSE - 31st JULY 2009
RACECOURSE HOTEL APPLICATION REVEALS MAJOR CHANGES TO EARLIER PROPOSALS
Warwick Racecourse has this week submitted a planning application for a hotel and new entrance to racecourse. Its plans include significant changes to design, scale, material used and landscaping, all as a result of listening to the public.
The planning application for a reduced size hotel with 100 bedrooms plus a new main entrance was delivered to Warwick District Council on Monday (27 July).
In announcing that the application has been submitted, Mr Huw Williams, the managing director of Warwick Racecourse, said on Tuesday (28 July): “All of the issues raised by local residents have been addressed, whether they concern the scale and massing of the buildings, design and material used, loss of daylight to some properties in Hampton Street, loss of trees on the site, parking and traffic and drainage and flood risk.
“Warwick Racecourse has not only listened to those materially concerned with its hotel proposals and the new entrance to the racecourse, but it has taken on board the issues raised by local residents. We have consulted, listened and acted on residents’ concerns.”
The major changes include:
• The massing of the Friars Street elevation has been significantly reduced with a floor being removed, making a reduction of 15 guest bedrooms. The roof ridge has been dropped by about 4 metres. The overall form including the tower is maintained below the roof height of the Bread and Meat Close development. The tower has been reduced in height by about 4.5 metres from the previous proposal. • The guest bedrooms originally proposed within the roof void facing on to Hampton Street have been omitted in order to reduce the roof pitch and the impact on adjacent residents. • The impact on adjacent residents is further reduced by repositioning the building back into the site by about 1.5 metres. • The dominant material on all facades is red brick to match adjacent existing buildings. The Friars Street elevation which was originally proposed as a rendered façade has been revised to mainly brickwork with the tower arches emphasized by the use of areas of render. Traditional plasterwork now frames windows and cornice features. • The reconstituted projecting bays to the Hampton Street façade have been omitted and in their place a series of more subtle segmented arches and recessed brickwork panels which articulate the façade. A slate roof rather than zinc is specified to pitched roof areas to reflect the local roofscape with dormer windows breaking up areas of the roof in keeping with the local tradition. • The tower has been relocated further away from No 1a and No 1b Hampton Street. Indeed, the whole of the Hampton Street elevation has been set back and its massing reduced following further investigation into daylight issues, as highlighted at the exhibition. This also allows the possibility of expansive planting in this area. • The building has now been set back to allow a greater area for planting on Hampton Street. There is a significant increase in the planting zone compared with that presented at the exhibition. • Suitable trees will be proposed for the new entrance square and in front of the Hampton Street façade semi-porous ground surfaces will reduce water run-off, where possible. • Residents were concerned about a perceived lack of parking. The development now provides 0.8 spaces per bedroom (increased from 0.6) and in view of the proximity to the town centre and public transport facilities, this is considered to be more than adequate. • Residents have referred to an existing flooding problem on Hampton Road. In view of the residents’ concerns regarding the potential flooding, the whole flood risk and drainage assessment has been re-visited. Further investigations have been undertaken and discussions have taken place with the Environment Agency and Warwick District Council drainage engineers. The Environment Agency confirms that the areas is not in an area at risk from flooding (ie it is in Flood Risk Zone One). The flooding to which residents refer relates to a highway drainage problem caused by poor gulley maintenance, lack of gulleys and a blocked culvert affecting the Saltisford Brook. Warwick District Council has since undertaken extensive maintenance and improvements (new grill and balancing pond) the problem has not recurred.
• A sustainable drainage system will be included as part of the development proposals, to deal with any rainwater associated with the hotel site. Furthermore, agreement has been reached with the Environment Agency regarding attenuated storm water. Porous surfaces will be used wherever possible, particularly for the square and parking areas. Rainwater-harvesting is being considered, which can also be used to water the racecourse itself during the summer months. • By removing a significant part of rainwater from the combined system, capacity for the foul element will be enhanced. The details of the foul drainage system are still under consideration and detailed design is the subject of discussions with Severn Trent Water Authority. It intended that these proposals will exceed the requirements of the hotel alone and provide an enhancement, which will give benefits to the local community.
Mr Williams emphasised that the initial reason for Warwick Racecourse’s inception in 1707 was to generate commercial activity in the town, following the “Great Fire of Warwick” in 1694. He said the racecourse wanted to continue to do so in the 21st century.
South Warwickshire is said to be the third most visited destination area in the country (London is No 1). Warwick Castle has approximately 800,000 visitors a year and yet Warwick has circa 100 hotel bedrooms.
Mr Williams underlined that in other towns such as Stratford, Leamington Spa and Kenilworth there have been major investments in the leisure industry. Warwick is in danger of being left behind.
“The site of the proposed hotel, within a few hundred metres of the town centre, is such that not only would it serve those who visit the town for racing but it could be used by tourists who want to stay over to visit places of interest in Warwick itself,” said Mr Williams.
The hotel proposal would enable the racecourse to break into a larger sector of the conference market. Warwick Racecourse is handicapped by the fact that, with the average UK conference lasting 1.3 days, it has no “on-site” overnight accommodation for delegates. By constructing a hotel on the racecourse, conferences could be held over two and three days.
Mr Williams added: “With the racecourse able to increase its conferencing business, this would be a positive step in helping the local economy. The new hotel would be a ‘limited service hotel’ with only breakfast served, so guests would need to look elsewhere for lunch and dinner. A greater number of conferences would mean delegates spending even more money in the town’s specialist independent shops, restaurants, pubs and other tourist attractions. This would add vitality and viability to Warwick town centre.”
The racecourse also wants to incorporate a replacement entrance. It formerly had its own dedicated archway entrance at the junction of Friars Street, Hampton Street and Bread and Meat Close. When the racecourse surrendered its lease for the horsebox parking area and former stables, Warwick District Council sold the site for the development of apartments and the proceeds for this sale were used in large part to fund a flood alleviation project for the benefit of the inhabitants of Warwick.
For further information contact:
Vic Angell, Managing director, Tristan Fitzgerald Associates Ltd Telephone: 0118 9588111 Mobile: 07710 450150 Email: vic.angell@tfa-ltd.co.uk
Huw Williams, Managing director Warwick Racecourse Telephone: 01926 491553 Mobile: 07785 920787
Please click on the below images for further details on the proposed hotel design and floor plans.