The latest bid to turn a Leamington Spa nightclub into student flats has been blocked by council planners who said the scheme was harmful to the grade II listed building.

Ni Ann Ltd had put forward fresh plans to redevelop Smack on Tavistock Street just months after seeing a previous scheme rejected by councillors.

The latest designs would have seen some of the building kept, unlike the previous application which wanted to see it demolished.

The company said its fresh plans would "remove a potential bad neighbour" and help "re-imagine" the street by retaining the existing façade and incorporating it into a five-storey building.

A computer generated image of the proposed new accommodation block (image via planning application)

But council planners were not convinced and have refused an application for listed building consent for the development.

"The proposal seeks to partially demolish but retain the façade of a grade II curtilage listed row of former coach houses within the Royal Leamington Spa Conservation Area, dating from the early-mid 19th century, which represent the sole survivor of the mews function that characterised the street," a council report said.

"The proposal also seeks to redevelop the site with a five storey building, partially within the façade of the old one. In the opinion of the local planning authority, the proposed redevelopment, by reason of its height, scale and design, would cause less than substantial harm to the significance of the aforementioned designated heritage assets and no public benefits sufficient to outweigh this harm have been identified.

"Accordingly the extent of demolition, necessary to facilitate the proposed redevelopment, has also not been adequately justified."

The application claims the new building would have been a 'Palimpsest; a new, singular building for the site that proudly bears the traces of its past' (image by Nub News)

Ni Ann's application would have seen a range of apartments created, ranging from three to eight bedrooms.

Ni Ann said replacing the nightclub - which remains open - would help alleviate student accommodation issues in the town.

It also said the new designs are "born out of a desire to retain the existing fabric and preserve this character, whilst securing a vibrant and useful future for the site". 

"The design acknowledges and celebrates the fact that the building has been remodelled numerous times to suit different uses over its lifespan," the application continued.

"Conceptually, the proposal is envisaged as a Palimpsest; a new, singular building for the site that proudly bears the traces of its past."

It added: "As part of our scheme we have considered how Tavistock Street could be re-imagined through development and what opportunities our scheme can have in setting a new benchmark for quality and typology."

See the full application here.