Listed Building

The only legal part of the listing under the Planning (Listing Buildings and Conservation Areas) (Scotland) Act 1997 is the address/name of site. Addresses and building names may have changed since the date of listing – see 'About Listed Buildings' below for more information. The further details below the 'Address/Name of Site' are provided for information purposes only.

Address/Name of Site


Status: Designated


There are no additional online documents for this record.


Date Added
Local Authority
Argyll And Bute
Planning Authority
Argyll And Bute
NS 08708 64735
208708, 664735


Mid 19th century. Symmetrical 3-storey, 10-bay hotel forming part of terrace with French-pavilion-roofs at centre, outer left and right; shops at ground. Painted render to 1st and 2nd floors; raised, painted margins. Raised base course; architraved cornice at ground; architraved cills at 2nd floor; corniced eaves. Architraved surrounds to corniced openings at 1st floor (consoled at centre); architraved surrounds to 2nd floor openings; stylised hoodmoulds above shoulder-arched pedimented dormers; decorative cast-iron brattishing surmounting towers. Cast-iron lampstands to front; marble plaque set on ground between.

N (ENTRANCE) ELEVATION: 2-leaf timber panelled door at ground off-set to right of centre; decorative floor tiling; "Hotel Victoria" set in frame to front; surrounding consoled doorpiece comprising flanking columns, plain frieze, advanced cornice. Single shop at ground in 2 bays to outer right; 4 shops in remaining bays to left. Projecting windows at 1st floor in bays to outer left and right; regularly fenestrated in remaining bays at 1st and 2nd floors (blind windows at both floors off-set to left and right of centre). Pedimented tripartite dormer at centre; single dormers in 2 bays to left and right of centre; bipartite dormers in bays to outer left and right. Oeil-de-beouf window set in central French-pavilion-tower; smaller towers to outer left and right; cast-iron brattishing.

LAMPSTANDS AND PLAQUE: decorative lampstands to front of hotel entrance comprising splayed base, foliate detailing, round-arched pyramidal caps, surmounting crown finials. Stone base beneath marble plaque inscribed "Hotel Victoria."

Modern glazing at ground; predominantly 2-pane timber sash and case windows; 6-pane upper, plate-glass lower glazing to projecting windows. Graded grey slate Mansard roof; fish-scale detailing to towers. Corniced wallhead stacks flanking centre; octagonal cans; corniced apex stack to E; various circular cans; coped apex stack to W; cans missing.

INTERIOR: not seen 1996.

Statement of Special Interest

A grand and unusual building forming part of a sea-front terrace unified by scale and colour (the majority of this stretch has been painted cream with a pale green highlighting the raised margins). Despite alterations at ground, some interesting features remain - note the consoled windows, French pavilion towers, cast-iron brattishing and columnar doorpiece. The original lampstands and decorative floor-tiling add to the overall prominence.

Rothesay is one of Scotland's premier seaside resorts, developed primarily during the second half of the 19th and early 20th centuries, and incorporates an earlier medieval settlement. The town retains a wide range of buildings characteristic of its development as a high status 19th century holiday resort, including a range of fine villas, a Victorian pier and promenade.

The history and development of Rothesay is defined by two major phases. The development of the medieval town, centred on Rothesay Castle, and the later 19th and early 20th century development of the town as a seaside resort. Buildings from this later development, reflect the wealth of the town during its heyday as a tourist destination, and include a range of domestic and commercial architecture of a scale sometimes found in larger burghs. Both the 19th and early 20th century growth of the town, with a particular flourish during the inter-war period, included areas of reclaimed foreshore, particularly along the coast to the east of the town and around the pier and pleasure gardens.

(List description revised as part of Rothesay listing review 2010-11).




About Listed Buildings

Historic Environment Scotland is responsible for designating sites and places at the national level. These designations are Scheduled monuments, Listed buildings, Inventory of gardens and designed landscapes and Inventory of historic battlefields.

We make recommendations to the Scottish Government about historic marine protected areas, and the Scottish Ministers decide whether to designate.

Listing is the process that identifies, designates and provides statutory protection for buildings of special architectural or historic interest as set out in the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997.

We list buildings which are found to be of special architectural or historic interest using the selection guidance published in Designation Policy and Selection Guidance (2019)

Listed building records provide an indication of the special architectural or historic interest of the listed building which has been identified by its statutory address. The description and additional information provided are supplementary and have no legal weight.

These records are not definitive historical accounts or a complete description of the building(s). If part of a building is not described it does not mean it is not listed. The format of the listed building record has changed over time. Earlier records may be brief and some information will not have been recorded.

The legal part of the listing is the address/name of site which is known as the statutory address. Other than the name or address of a listed building, further details are provided for information purposes only. Historic Environment Scotland does not accept any liability for any loss or damage suffered as a consequence of inaccuracies in the information provided. Addresses and building names may have changed since the date of listing. Even if a number or name is missing from a listing address it will still be listed. Listing covers both the exterior and the interior and any object or structure fixed to the building. Listing also applies to buildings or structures not physically attached but which are part of the curtilage (or land) of the listed building as long as they were erected before 1 July 1948.

While Historic Environment Scotland is responsible for designating listed buildings, the planning authority is responsible for determining what is covered by the listing, including what is listed through curtilage. However, for listed buildings designated or for listings amended from 1 October 2015, legal exclusions to the listing may apply.

If part of a building is not listed, it will say that it is excluded in the statutory address and in the statement of special interest in the listed building record. The statement will use the word 'excluding' and quote the relevant section of the 1997 Act. Some earlier listed building records may use the word 'excluding', but if the Act is not quoted, the record has not been revised to reflect subsequent legislation.

Listed building consent is required for changes to a listed building which affect its character as a building of special architectural or historic interest. The relevant planning authority is the point of contact for applications for listed building consent.

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