3 December 2018 · Planning Committee
Marina Hotel, 47, Loch Promenade, Douglas, Isle Of Man, IM1 2lz
The site is the Marina Hotel, a six-storey derelict building in the Promenades Conservation Area, proposed for full demolition and rebuilding with almost identical external form but modern construction, including a glass curtain wall roof replacing the incongruous mansard roof, uPVC sash windows, mirrored bay windows, …
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The Planning Committee rejected the officer's recommendation for approval, determining that insufficient justification was provided to assess whether the existing building could be retained, contrary …
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character/appearance and protect special features. Committee found proposal fails as loss of historic fabric outweighs roof improvement, not preserving/enhancing despite officer view of enhancement via curtain wall and reinstated arches.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption against demolishing buildings positively contributing to Conservation Area character; assess condition, repair costs vs importance/use value, marketing efforts, alternative merits. Insufficient evidence on retention feasibility despite structural report; officer balanced towards approval but Committee refused.
General Policy 2
Permits development respecting site/surroundings, character, amenity, highways, etc. Officer found compliant overall; Douglas Council raised pedestrian/cyclist safety and accessibility issues, but not decisive in refusal.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings. Acceptable via commuted sums per DOI Housing.
Transport Policy 4
Highways must accommodate development traffic safely. No objection from Highways; parking relaxed due to town centre location and public transport.
No objection subject to conditions for separate cycle/refuse stores and no works during nearby highway scheme; parking acceptable in town centre
Recommend Section 13 Agreement for commuted sums in lieu of 25% affordable housing (2.25 units); no support for leasehold sales to first-time buyers
No objection
Highway Services raised no objection subject to conditions on cycle parking and construction timing; DOI Public Estates requested a Section 13 Agreement for affordable housing; Douglas Borough Council objected due to design impacts on character; MUA Drainage requested deferral without substantive comments.
Key concern: Glazed mansard roof fails to preserve or enhance character or appearance of the area
Department of Infrastructure Highway Services
Conditional No ObjectionHighway Services does not oppose the application subject to the following planning conditions:; Recommendation: DNOC
Conditions requested: A revised plan showing a separate cycle store and refuse store is to be submitted to and agreed in writing by the Planning Authority prior to the commencement of the development. The cycle parking store is to be retained as such thereafter.; No demolition or construction works on the site can be undertaken during the period of the highway works on the Promenade in the vicinity of the site as determined by Highway Services.
Department of Infrastructure Public Estates and Housing Division
Conditional No Objectionthe Department requests that consideration be given by the Planning Committee to include a requirement... for the applicant to enter into a Section 13 Agreement
Conditions requested: Requirement for the applicant to enter into a Section 13 Agreement with the Department to provide a Committed Sum in lieu of affordable housing, based upon 25% of the number of units approved
Douglas Borough Council
ObjectionDouglas Borough Council wishes to object to the proposals.; The proposals would fail to show compliance with Environmental Policies 35 and 42.
Manx Utilities Authority Drainage
No CommentPlease can I request a deferral on any decisions for the above applications whilst we review them. I will revert back to you in due course with our comments.
