Residents are worried the ‘oversized’ apartment blocks will dominate the skyline
A view of the new-look hotel from East Street (Image: Local Democracy Reporting Service / Kay Elliott)
A campaign group is calling for ambitious plans to redevelop a landmark Cornwall hotel to be scaled back in order to prevent what they term as “oversized” apartment blocks from overshadowing the skyline and obstructing sea views in Newquay.
The Save Our Sea Views campaign is advocating for a reduction in the height of a proposed development that aims to refurbish and expand Hotel Victoria on East Street. The project would involve the construction of five residential blocks, housing 81 apartments.
If given the green light, the plans put forward by the Nicolas James Group would result in the demolition of several buildings, including the Griffin Inn, Senor Dicks Mexican Restaurant, a residential property to the north west of the hotel, and 1 Cliff Road.
The applicant intends to redevelop Hotel Victoria under its prestigious Hotel Nici brand, introducing a new 4/5-star hotel to the town.
However, the residents’ campaign group argues the proposals pose a threat to public sea views and could harm the coastal character of the town.
They are appealing to the applicant and Cornwall Council planners to reduce the height and bulk of the proposed apartment blocks, particularly ‘Block G’ on the former Berties nightclub site. They argue that the current designs favour large residential blocks over sensitive, context-led regeneration.
Whilst the campaigners emphasise that they are not against development, they are calling for a “better design that respects Newquay’s identity as a coastal town”.
“Newquay’s connection to the sea belongs to everyone,” said Jessie Jacobs, one of the organisers of Save Our Sea Views.
“From streets like Berry Road and Trenance Road, the sea is part of the public realm. These proposals risk turning open, coastal streets into enclosed corridors of concrete. Once those views are gone, they’re gone forever.”
The campaign raises concerns that the apartment blocks take centre stage in the current proposals, whilst the hotel itself isn’t scheduled for redevelopment for several years.
Locals worry this could lead to oversized residential blocks dominating the skyline, whilst sections of the site lie vacant or underutilised.
“This risks the worst of all outcomes,” said Ms Jacobs. “Permanent harm to public sea views now, with the promised benefits of hotel regeneration delayed for years. That is not balanced, responsible development.
“This is not about stopping regeneration. It’s about shaping it properly. Newquay deserves development that enhances the town, not overwhelms it.”
The campaign group has launched a public petition. They have also urged anyone opposing the development to submit planning objections.
Despite opposition from the Save Our Sea Views campaign group, the planning application has attracted just six public responses on the council’s portal to date – four objections and two in support.
Validated by the council on January 14, the application remains pending a decision.
Representing the Nicolas James Group, architects Kay Elliott have previously said: “The ambition is to reposition Hotel Victoria as a luxury hotel as part of the client’s Hotel Nici brand. In order to support the level of investment the development will include new stand alone residential apartment buildings located on brownfield land to the east and west of the hotel.”
According to a design statement, the site benefits from prominent views from multiple vantage points throughout the town. “It will be important to maintain these views of the hotel and enhance them from the closer views.
“The site sits within the setting of St Michael’s Church, this is an important part of the local area and its tower is a significant feature in the townscape. Proposals will need to maintain the prominence of this feature and blend into the surrounding townscape when viewed from afar.”
The planning documents emphasise that the proposed apartment blocks remain subordinate in height to the hotel, sitting “comfortably” beneath its roofline.
“The massing of these blocks is restrained and set back from the cliff edge to allow for the views into the site to be maintained and enhanced.”
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