19 March 2018 · Delegated - Head of Development Management (Stephen Butler)
22, North Quay, Douglas, Isle Of Man, IM1 4le
The site at 22-23 North Quay in Douglas is a pair of part-three- and part-five-storey Victorian buildings previously used as a shop, dwelling, and warehouse, located within the North Quay Conservation Area.
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The officer placed most weight on the impact on the North Quay Conservation Area, finding the proposal's layout, scale, form, and design would have a 'significant deleterious impact on the character a…
General Policy 2
Requires development to respect site surroundings in siting, layout, scale, form, design (b), not adversely affect townscape character (c), provide safe access and parking (h), avoid flood risk (l), and ensure personal safety/security (m). Officer found proposal failed (b),(c),(l),(m) due to design impact, flood risk, and access issues, though (h) was acceptable with parking relaxation.
Environment Policy 35
Permits only development preserving or enhancing conservation area character. Front façade design with timber cladding, balconies, large glazing, and flat roof failed to preserve/enhance Victorian quayside character of painted render, portrait windows, and varying ridgelines.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption to retain buildings contributing to conservation area; assess condition, repair costs, retention efforts, alternative proposals. No evidence (structural survey, viability) submitted to justify demolition of structurally sound, traditional building.
Environment Policy 10 - Development and flood risk
Requires flood risk assessment and mitigation where flooding risk exists. Site in tidal flood zone; no assessment for basement restaurant use, failing to protect occupants/building.
Transport Policy 7
Requires parking per standards, with relaxations possible in town centres. 3 spaces short of 9 required but acceptable given central location near public transport/parking.
Supports the application
No objection; parking shortfall acceptable in town centre location per Appendix 7 A.7.1
Highways Division and Douglas Borough Council have no objection or support the application, while Isle of Man Natural History & Antiquarian Society objects due to heritage concerns in the conservation area; Manx Utilities provided a flood map without comment.
Key concern: inappropriate development in North Quay Conservation Area lacking Registered Building Consent and structural assessment
Manx Utilities
No CommentDepartment of Infrastructure Highways Division
No ObjectionHighway Services does not oppose this application.; Do not oppose
Douglas Borough Council
SupportDouglas Borough Council supports the following listed application.
Isle of Man Natural History and Antiquarian Society
ObjectionThe Society notes that the application does not appear to contain any structural assessment of the current building nor give any reason why it should be demolished.; Notwithstanding that, the application is not properly also applied for as a Registered Building Consent which it should be for demolition in a Conservation Area.; Isle of Man Natural History & Antiquarian Society therefore objects to this application.
