A North West Leicestershire District Council conservation report says that permission for the revised development of the Royal Hotel in Ashby should be refused unless it secures the future of the building.

The hotel owners, Oakland Hotels Ltd, put forward the plans in January - but they have met with strong opposition.

A number of groups, including Historic England, have raised objections.

Now the district council's conservation officer has raised a number of issues with the proposed development - including the loss of 29 trees, 26 of which are protected.

The report says: "The care home would be erected on a portion of the Bath Grounds.

"Its erection would necessitate the removal of 29 category A and category B trees, of which 26 are subject to a tree preservation order.

"Erection of the care home would compromise the openness of the Bath Grounds and it would necessitate the removal of trees that contribute positively to the character of the conservation area.

"Compared to the development permitted in 2016, the proposed development would offer "stark open" areas without tree cover and it would offer limited opportunities for compensatory tree planting."

The report also suggests that the artist's impressions of the new buildings - released two months ago - do not accurately reflect what would actually be built, should planing permission be granted - and adds these are 'fundamental considerations'.

It adds: "The submitted elevations indicate that the care home would appear subservient to the Royal Hotel, but I am concerned that the elevations are based on an inaccurate survey of existing levels.

"In March, I was 'disappointed that the north elevation would no longer reflect the order and symmetry of existing buildings'.

"The building would have an 'L' shaped massing that would not reflect the form of the Royal Hotel or Rawdon Terrace.

"These are fundamental considerations.

"We should refuse planning permission for the building unless the applicant can demonstrate that the building would constitute enabling development – i.e. (a) 'that the amount of development is the minimum necessary to secure the future of the place' and (b) 'that its form minimises harm to other public interests'.

"If we are satisfied that the amount of development is the minimum necessary to secure the future of the place, then the following amendments should be made to ensure that its form minimises harm:

• The layout of the building should be amended to better reflect the layout of the Royal Hotel and Rawdon Terrace;

• The elevations should better reflect the order and symmetry of the Royal Hotel and Rawdon Terrace.

"The 'cafe kiosk' building should not be laid out in front of the hotel's garden elevation. The application should consider alternative locations for the building including locations within the Bath Grounds."