Planning permission sought to convert an office block into a hotel on a Livingston industrial estate have been refused.
Mumtaz Hussain had applied for planning permission to convert the disused building he owns into a short-term hotel with 22 bedrooms.
But councillors on West Lothian’s Development Management Committee agreed with planning officer Gillian Cyphus who told the meeting “This is simply not the right place for a hotel”.
Mr Hussain earlier this year won an appeal to the Scottish Government to convert the former Farmfoods store in central Bathgate into a short-term let hotel despite objections from local councillors.
The new plan, for 1 Muir Place in the middle of Houston Industrial Estate in northern Livingston, had received seven objections from villagers in nearby Pumpherston, who suggested the building would be used as a short-term hotel for homeless, or migrants.
However, there were five letters of support from local businesses and a petition of around 100 names backing the plan.
Mr Hussain said the hotel would cater for contractors working in the area for short periods. He said that concerns about parking were not an issue as he owned 120 spaces around the building.
He told the committee: “The building has been empty since 2024 it has been actively marketed and there has been no takers; there is no demand for office space due to changes in working practice. Do we leave the building empty, and do we allow it to bring something that it is really needed?”
Writing in support of the application, Mr Ammar Yasir said: “As a business currently operating within the estate, I am fully aware of the challenges faced by companies who regularly bring contractors, engineers and visiting staff to Livingston for short-term work. At present, there is a clear lack of convenient overnight accommodation within the estate itself, which often results in inefficient travel arrangements and additional costs for local businesses.”
Planners said: “The site lies within an area of employment land suitable for a variety of commercial and industrial uses, and the conversion of the building to hotel use would remove the availability of the unit for suitable employment use
They added: “It has not been satisfactorily demonstrated that there is no reasonable or realistic demand for the retention of the existing premises. In addition, commercial uses such as a hotel should be directed to town centres, where they can be adequately served by sustainable transport and where customers can access a variety of services and goods.”
There were also concerns raised about heavy traffic on the estate, especially HGVs, something which was noted by councillors who had attended a site visit earlier this week.
Councillor Pauline Clark said she could appreciate why the applicant would want to have accommodation close to the industrial area but: “ I was just thinking about those lorries flying past us yesterday. I know that Roads didn’t have a problem with the application, but I really do. I think it is an accident waiting to happen.
“If the hotel were full and all the car parking spaces were taken up it could be really quite chaotic. I don’t think it’s the place for this. The idea is good but I just think the location is wrong. Thinking about the health and safety of the people who might be using it, I don’t think I can support it.”
Fellow SNP councillor Willie Boyle said conversion to a hotel would still mean the site was used as employment land and added: “there are parking issues anywhere.”
“I’m struggling to find reasons to reject this,” he told the meeting
Councillor Tony Boyle said: “I agree with Councillor Clark It’s the right thing in the wrong place.”
Councillor Tom Conn said that the industrial estate was vibrant and questioned the need to convert the office block. He cited changes to industrial and business areas such as the Gyle in Edinburgh which had seen former office blacks razed and replaced.
“I don’t see a change in the estate in terms that it needs to transition to something else.”
Chair of the DMC Councillor Harry Cartmill said he had “some sympathy” with the hotel plan but echoed the concerns of fellow councillors around traffic and backed the planners’ objections and recommended refusal. The Committee backed this motion
An alternative amendment from Councillor Boyle failed to attract a seconder.
By Stuart Sommerville, Local Democracy Reporter
