A housing development that would replace a historic hotel on green belt land has been refused by the local authority.

Nine homes had been proposed to replace The Manor Hotel in Rainham's Berwick Pond Road, following the demolition of the adjacent coach house.

Havering Council received the application on June 23 but refused the plans from developer Shobhna Properties last Wednesday (December 13).

The council ruled that the development would be "detrimental", "unacceptable" and "intrusive" to the historic site, also called Berwick Manor Hotel.

"The proposed development is unacceptable," said the council's reasons for refusal. "It would hold the potential to be detrimental to the open character of the site through urbanisation."

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Planned alterations to the main building and adjoining coach house were both criticised by the council.

"The replacement coach house building, in the absence of any compelling evidence otherwise, would result in a building materially larger than which it replaces," it stated.

Proposed additions to the main building were also branded "disproportionate" by the local authority.

"The proposals would be detrimental to the historic core of the main building and its architectural character," the council added.

Additions to the historic roof were labelled "incongruous" and likely to diminish the quality of the building. 

The Manor Hotel, a listed building, was almost destroyed by a fire in September 1999 which left just two remaining walls, according to a design and access statement.

It was used as a country club and then a nightclub from 1967 until 1999.

The council decision added: "It [the proposed replacement] would fail to reflect its historic character as a modest coach house and its [...] association with the listed building would be lost."

Plans to install a flat roofed section of the main building were also taken issue with and branded "an incongruous design feature".

This decision could be appealed and if subsequently granted would be liable for the Havering Community Infrastructure Levy (HCIL) and Mayoral Community Infrastructure Levy (MCIL).

Based on the plans, the payable levy is £23,075 from the HCIL and £4,651 from the MCIL.