17 March 2011 · Planning Authority - Delegated (Ian Brooks, Planning Officer)
Clarendon Hotel, 50, North Quay, Douglas, Isle Of Man, IM1 4la
The proposal involved retaining and altering the historic Douglas Hotel while demolishing the neighbouring Farmers Retail Unit and Clarendon Hotel to build a new structure providing ground-floor public house and micro brewery space plus upper-floor offices, linked to the hotel.
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The officer assessed demolition against Policy CA/6 and RB/6 criteria, finding the buildings in poor structural condition (evidenced by engineer's report detailing rot, cracking, settlement, and damp …
Environmental Policy 39
Presumption in favour of retaining buildings contributing to conservation area character. Officer weighed poor condition and replacement merits against this, finding demolition justified where buildings do not positively contribute and new scheme neutral.
General Policy 2
Requires development to respect local character/amenities. New design neutral, amendments reduced massing impact on setting.
Environment Policy 32
Protects conservation areas. Replacement mirrors demolished buildings; external works to Douglas neutral.
Environment Policy 35
Preserves setting of heritage assets. Revised scheme subdivided facade, made double-fronted, lessened dominance.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to alterations and part demolition of the Douglas Hotel and demolition of remainder of the site to create offices and public house as shown in drawing numbers [listed specific drawings and documents date stamped as specified].
Materials approval
No development shall commence until samples of the facing and roofing materials have been submitted to and approved in writing by the Planning Authority and thereafter the development shall be carried out in accordance with the approved samples.
Window details
No development shall commence until details of the method of opening of the windows for the extension have been submitted to and approved in writing by the Planning Authority and thereafter the windows to be installed must be in accordance with the approved details.
Douglas Hotel window replacement
In the event that any of the windows on the Douglas Hotel have be replaced, it must be reported in writing to the Planning Authority indicating which windows that need to be replaced and with what style of window. The windows must not be replaced until written approval has been obtained from the Planning Authority.
Archaeological investigation
No development shall take place within the application site, until the implementation of a programme of archaeological work has been secured and initiated in accordance with a written scheme of investigation which has been submitted to and approved by the Planning Authority.
Travel plan
Prior to first occupation of any part of the building for office purposes a travel plan shall be submitted to and approved in writing by the Planning Authority. The plan shall set out practical measures aimed at ensuring that users of the building travel to and from it in ways that minimise car journeys. Once the travel plan is approved by the Planning Authority and the approved office use of the building commences, the measures set out therein shall be implemented in full.
Has not objected to the application
No objection in principle, subject to drainage layout approval and CCTV survey
Request condition that applicant contact the Authority
Heritage consultees including Building Conservation Officer and Manx National Heritage raise strong objections to demolition and alterations due to insufficient justification and impact on registered building and conservation area; Highways Division recommends deferral for parking and access issues; Douglas Borough has no objection.
Key concern: insufficient justification and evidence for demolition/alterations to Registered Building in Conservation Area, warranting refusal
Building Conservation Officer
Conditional No Objectionwe do not consider that there is sufficient evidence in respect of these policies for us to properly consider these proposals; Please provide us with additional information at your earliest convenience
Conditions requested: provide thorough assessment of historic and architectural interest; provide written evidence from Black Grace Cowley on marketing; provide evidence of maintenance costs for last 5-10 years; provide evidence of efforts to retain building in use; complete Table 1 on floor by floor, room by room basis with full photographic survey; provide schedule of windows with large scale details (min 1:20) for replacements; clarify re-rendering and roof covering; provide large scale details of doors, architraves, skirtings, covings, cornices; clarify raised access floors and suspended ceilings; provide details of staircase amendments and floor strengthening; provide details of column framework avoiding historic cellars; provide workplace travel plan for parking justification; revise design: split front facade, reduce dormers, make double-fronted, remove car parking bays
Manx National Heritage
Objectionthe proposed alterations to the Douglas Hotel... are sufficient to warrant refusal; lack of an engineering investigation of ground conditions is both naïve and a serious omission
Conditions requested: archaeological and engineering investigation before redevelopment
Manx National Heritage
Objectionconcerns be re-emphasised, particularly with regard to the historical importance of the Douglas Hotel
Highways Division
Conditional No Objectionrecommends deferral of a decision as we require more information
Conditions requested: rearrange loading bay and access to allow drive-through without using access lane; replace loading doors with shutter or inward opening; recess fire escape door; demonstrate via design statement that reduced parking acceptable per Strategic Plan Appendix 7
Isle of Man Natural History & Antiquarian Society
ObjectionWe most strongly urge that this application does not proceed any further without having a proper assessment
Conditions requested: proper assessment of buildings by suitably qualified person; complete list of features, retention/alteration reasons; evidence of specialist marketing
Douglas Borough Engineer
No ObjectionDouglas Corporation have no objection to the proposals
