25 August 2023 · Planning Committee
Citadel, Lord Street, Douglas, Isle Of Man, IM1 1le
The proposal involves demolishing the existing three-storey former Salvation Army Citadel, a 1930s building of modest architectural interest, and erecting a new three-storey (plus setback plant) 44-bedroom hotel on a similar footprint in a prominent corner site within Douglas Conservation Area.
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The officer concluded the proposal complies with the Isle of Man Strategic Plan 2016, Area Plan for the East 2020, and related policies as it optimises a previously developed brownfield site in a Mixe…
Strategic Policy 1
Requires optimising previously developed land and efficient site use utilising infrastructure. Officer found proposal optimises redundant brownfield site in town centre with existing services, making efficient use despite no parking.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns/villages. Site in Douglas urban area satisfies as prime focus for growth.
Strategic Policy 4
Protects Conservation Areas and avoids pollution. Proposal enhances Conservation Area per officer assessment.
Spatial Policy 5
Requires positive environmental contribution via Design Statement. Supported by submitted statement.
Strategic Policy 10
Promotes integrated transport minimising car use. Central location, public transport access, lay-by, and cycle facilities satisfy.
General Policy 2
Permits zoned development respecting site/surroundings, amenities, highways. Design respects scale/form, no adverse impacts found.
Environment Policy 35
Permits development preserving/enhancing Conservation Areas. New building enhances character despite demolition.
Environmental Policy 39
Presumption to retain positive contributors. Existing building modest/not significant; demolition acceptable given replacement merits and prior precedent.
Environment Policy 42
Design to reflect locality character. Proposal draws from neighbouring bricks/stone features.
Environment Policy 43
Supports regeneration/reuse but demolition justified as building redundant.
Business Policy 1
Encourages employment growth if policy-compliant. Hotel creates jobs.
Energy Policy 5
Requires Energy Impact Assessment for >100sqm. Submitted statement details solar, heat pumps, efficient fabric.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
No development shall commence until a sample details/panel of all external facing materials including roofs, windows, doors, all variations of brickwork proposed, movement/mortar joints, cast stone elements, plant rooms external finishes, standing seam metal cladding and embossed metal panels and cast stone arch / soldier brick arch and soldier brick infill to be used have been erected on site (or an alternative location) and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and be retained thereafter.
Bin and cycle stores
Prior to the occupation or operation of the hotel hereby approved all bin and cycle stores are to be completed and ready for use as shown on drawing P02 REV C and retained thereafter for their respective uses. No access gates/doors for bin and cycle storages shall open out onto the public highway.
Highway works
Prior to the occupation or operation of the hotel hereby approved the proposed highway works as shown on drawing P-01-Rev B shall be completed and retained thereafter.
Footway and lighting
The covered footway adjacent to the proposed lay-by on Lord Street as shown on drawing P-01-Rev B shall remain free of obstructions for the lifetime of the building and details of lighting shall be submitted to and approved by the Department and this approved lighting scheme shall be completed prior to the occupation of the Hotel and retained thereafter.
Oversailing clearance
The proposed oversailing of the building on Lord Street shall be a minimum of 3.2metres from footway level at its lowest point and a minimum of 600mm offset from the proposed lay-by on Lord Street at any point when measured in parallel between the building and lay-by as shown on drawing P-04 REV B.
Window details
All first floor and above windows (except small square windows on Lord Street elevation) shall be vertical sliding sashes as shown on drawing P-04 REV B, and shall be retained as such.
Acceptable subject to conditions on bin/cycle stores, highway works, footway, oversailing, and no drainage runoff onto highway
Resolved to support the application
Building's contribution to Conservation Area is modest; proposed design inspired by neighbours but success depends on materials/detailed brickwork; condition materials if approved
No objections but note potential nesting birds; recommend checks pre-demolition and swift nest bricks
Fully supportive; aligns with Visitor Economy Strategy for new hotel bedrooms, family/accessible rooms, job creation, and brownfield reuse in Mixed Use area
DOI Highways provided conditional no objection after revisions to layby, bin/cycle storage doors, and highway works. DEFA Registered Buildings Officer recommended approval subject to materials and detailing conditions in the conservation area. DEFA Biodiversity had no objection but recommended bird nesting checks and swift bricks.
Key concern: Bin/cycle storage doors opening onto public highway causing obstructions
Department of Infrastructure Highways Development Control
Conditional No ObjectionRecommendation: DNOC; The proposal is acceptable with conditions; Lord Street is a strategic traffic route, including for buses and there should not be impediments to the free flow of movements along it
Conditions requested: Condition bin and cycle stores as per approved plans. No access gates/doors for bin and cycle storages shall open out onto the public highway; The proposed highway works as per plan 1431-23-P-01-Rev B shall be completed before first use of the development; The covered footway adjacent to the proposed lay-by on Lord Street as per plan 1431-23-P-01-Rev B shall remain free of obstructions for the lifetime of the building and be lit to the satisfaction of the DOI Highway Services Department; No internal surface drainage water shall run-off onto the public highway; The proposed oversailing of the building on Lord Street shall be a minimum of 3.2metres from footway level at its lowest point and a minimum of 600mm offset from the proposed lay-by on Lord Street at any point when measured in parallel between the building and lay-by
DEFA Principal Registered Buildings Officer
Conditional No ObjectionRecommendation: Approve Subject to conditions/ Amendments required; the building’s overall design is let down by the fourth floor; If you are minded to approve the application, please ensure materials and bonding pattern are conditioned
Conditions requested: Materials and bonding pattern conditioned to ensure quality; Amend fourth floor to true pedimented dormers on recessed roof for massing break-up
DEFA Ecosystem Policy Team
No ObjectionThe Ecosystem Policy Team have no objections; we also really strongly recommend that the applicants consider installing universal swift nest bricks
Conditions requested: Thorough checks for nesting birds prior to demolition; delay if active nests present until fledging; Install at least 3 universal swift nest bricks high under eaves on north-east to north-west elevation (not above windows)
Visit Isle of Man Agency
SupportVisit Agency Officers are thus fully supportive of this application
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
The original application for demolition of the Citadel and erection of a 44-bedroom hotel was approved by the Planning Committee on 21 August 2023 despite third-party objections. Appellant argued harm to Conservation Area character, neighbouring amenity (overshadowing of 1-9 Church Street), embodied carbon release, inadequate parking/highway safety, and procedural failings. Council and applicant defended on policy compliance, tourism benefits, no significant harm, and parking relaxation justified by urban location. Inspector found Citadel makes only modest CA contribution, not viable for reuse; proposed hotel preserves/enhances CA, no unacceptable amenity/highway/carbon impacts; recommended dismissal. Appeal dismissed on 15 April 2024, approval upheld with added bird survey condition.
Precedent Value
Sets precedent for CA demolition where building modest contributor and non-viable despite presumption (EP39); parking standards flexibly relaxed in urban centres with evidence (TP7); tourism/hotel benefits significant in Douglas mixed-use core. Future applicants should provide structural/economic viability evidence for CA demolitions, quantitative carbon calcs, and transport audits.
Inspector: B J Sims BSc (Hons) CEng MICE MRTPI
