Kings Hotel Blackburn plans rejected again over crime concerns

The King’s Hotel budget accommodation in King Street has been operating without planning permission as a 13-room venue.

Applicant Waqas Ishtiaq had submitted a retrospective plan for this and also a new application to extend the hotel into the adjoining Hornby House, to create an additional 20 rooms.

He said he was 'disappointed' with the result following his attempts to redevelop a historic building in the town centre and had spent £150,000 on the project.

He said there were plans to invest a further £300,000, however he still has no planning permission for any of the venture.

The new section would have included a reception, breakfast, lounge and games room for customers, plus adding some roof windows to the two that had already been installed without permission.

However, the plans have been rejected again by planners, after it was first turned down in 2021. The Kings Hotel site currently only has permission to be used as an events space, boxing club, and coffee bar.

The first plans had “failed to respect” Hornby House, the birthplace of AN Hornby who played for Blackburn Rovers and also captained England in both cricket and rugby union.

In rejecting the resubmitted plans, officers said: “The development will fail to make a positive contribution.

“The development fails to accord with the Council’s strategic town centre objectives, by virtue of low demand and low-cost bed and breakfast accommodation of a type that will have a negative impact on the character and function of the town centre and which evidently results in anti-social outcomes.”

They said the plans are in conflict with the council’s vision for the town and would erode its offering to people.

The report added: “The bed and breakfast type accommodation proposed is considered inconsistent with the strategic objectives for the town centre which are considered to promote more typical hotel uses with a more extensive offer, including but not necessarily limited to restaurant and communal facilities, aimed at a transient business sector and stay over patrons associated with night time entertainment in the town such as that on offer at King George’s Hall.

“As a bed and breakfast in addition to those already on offer in the town centre, the use is considered to represent an unwarranted addition resulting in an over-concentration of this type of accommodation, which would fail to compliment and would, instead, contribute to an erosion of the centres vitality and viability in direct conflict with the Council’s strategic aims and objectives.

“Online reviews appear to support the belief that the accommodation is of a type that is not complimentary to the Council’s town centre aspirations and which would serve demand arising from a very limited demographic.”

They also said there is “substantial evidence confirming serious and significant safeguarding concerns, criminal activity and anti-social behaviour” linked to the venue.

Mr Ishtiaq said he had made great efforts to rejuvenate the buildings which up until he had taken over were in disrepair and unused.

He “I am disappointed with the result as we have upgraded the facilities a lot from when we first opened.

“The council have based the dissuasion on 19 alleged incidents reported to the police/ community safety team over 18 months. 

"In this time we have had 2,500 guest stay with us which means less then one per cent incidents, this is really low. This would more than likely be the same as other hotels in the vicinity.

“We are going to appeal as we feel we have put a lot into this venture helping to rejuvenate a historic building.

“We invested a lot of time and effort.”

Waqas said the rooms were still the cheapest in the area.

“The hotel is listed on Booking.com and the price is competitive for Blackburn. People do want affordable rooms.

“We charge from £40 to £60 and it has been getting better and better each month.

“We have launched Kings Snooker And Pool next door to the hotel which gives guest and the local community additional activity to do in Blackburn.

“Next Month our Arabian themed cafe will be opening in the old Cellar Bar which will include a outdoor Shisha garden.

“The council feel our hotel will not fit into its town centre plans but the evidence shows there is a high demand for affordable hotels in the area.

"The last three years have been tough for businesses. We have survived though Covid lockdowns and are currently dealing with a cost of living crisis but we haven’t give up.

"I was 26 when i started this project and we have come along way from when we first opened."