Planning appeal lost by North Yorkshire’s Highlander Hotel

​The Highlander Hotel overlooking Scarborough’s South Bay has lost its appeal against North Yorkshire Council’s rejection of its “harmful” retrospective redecoration works.

​Last year, the hotel at 15-16 Esplanade applied for permission to paint the lower part of the exterior of the Grade II* listed building dark blue, having already carried out the works.

​However, after planners said the redecoration led to “unjustified harm to the architectural significance” of the building and the conservation area, Star Pubs and Bars submitted an appeal to the Planning Inspectorate.

​A Government planning inspector conducted a site visit this summer and said that the painting of part of the front elevation of the Highlander Hotel a dark blue colour and the front wall a teal colour had “harmed the significance of designated heritage assets”.

Highlander Hotel, Esplanade, Scarborough. May 2025. Google Maps

​While the colours were intended to “enhance and brighten the property and fit with signage”, there was “little to suggest that the building has ever been painted such a colour or a colour other than a muted tone such as white or cream,” the inspector said.

​He added: “Therefore, although I recognise that the upper floors remain pale and muted, the blue and teal colour are not historically appropriate for this building.”

​In a recently published report, Mr Walker, the Government inspector, said the painting of the property and wall had eroded the visual unity of the listed terrace and that the works had detracted from the visual cohesion of the group of buildings, which contribute to the special interest and significance of the listed building and conservation area.

​“I therefore find that the works have failed to preserve the special interest of the Grade II* listed building and have not preserved or enhanced the character or appearance of the Scarborough conservation area. As a result, the expectations of the Act have not been met, and the works have harmed the significance of these designated heritage assets,” the inspector concluded.

​“The wish to enhance and brighten the property with the colours chosen appears to be mainly based on a personal preference rather than historic evidence, and this is therefore largely a private, rather than a public, benefit. The weight that I ascribe to the public benefits that have resulted from the works is not sufficient to outweigh the great weight that I attach to the harm I have identified.”

Highlander Hotel, Esplanade, Scarborough. August 2023. Google Maps

​In its original planning proposal, Star Pubs and Bars said the painting of the lower level of the building was intended “to give the business a new appearance which will suit the new signage and give the building a fresh look”.

​At the time, the company added: “While the colour may appear stark initially, by limiting this colour to the ground and sub-floor basement levels, we feel that this is a limited change which could be considered a positive proposal.”

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