17 March 2011 · Planning Committee
Clarendon Hotel, 50, North Quay, Douglas, Isle Of Man, IM1 4la
The proposal involved retaining and restoring the front portion of the 1758 Douglas Hotel (a Registered Building), including its historic vaulted cellars and staircase, while demolishing its rear lean-to extension and completely demolishing the adjacent three-storey Farmers Retail Unit and Clarendon Hotel.
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The proposals were finely balanced, particularly demolition of unregistered Farmers and Clarendon buildings in the prominent North Quay Conservation Area adjacent to the Douglas Hotel RB 186, but just…
Environmental Policy 39
General presumption in favour of retaining buildings positively contributing to Conservation Area character. Assessed against condition/cost of repair, marketing efforts, alternative site merits; demolition justified as Farmers/Clarendon not architecturally/historically significant, poor condition, unviable repair costs >£200k for facade only, no viable reuses despite marketing.
Environment Policy 32
No detrimental alterations/extensions to RB character. External envelope retained; internal works minimal impact given prior alterations; cellars protected by beams; justified by structural reports.
Environment Policy 33
Appropriate reuse of RB (offices ground-up) with non-detrimental alterations; office use secures renovation/maintenance per Business Policy 7(b).
Environment Policy 35
Development preserves/enhances Conservation Area; amended design mirrors demolished buildings, breaks massing, neutral effect.
Business Policy 7
Offices exceptionally in historic building where it secures future use/renovation/maintenance.
Time limit
The development hereby permitted shall commence before the expiration of two years from the date of this notice.
Approved plans
This consent 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 SC1183/P/00-01, SC1183/P/00-02, SC1183/P/00-03 and SC1183/P/10-00 date stamped 28th June 2010; SC1183/P/12-01 Rev.B and SC1183/P/18-01 Rev A B date stamped 23rd November 2010; SC1183/P/10-01 Rev A, SC1183/P/10-02 Rev A, SC1183/P/11-01 Rev A and SC1183/P/25-01 Rev A date stamped 1st December 2010; Design statement prepared by Savage and Chadwick date stamped 28th June 2010, Letter from J. Kelly of Heron and Brearley dated 14th September 2010, Letter from Mark Grace of Black Grace Cowley Limited dated 17th September 2010, Letter from Stewart Bradley of BB Consulting Engineering with accompanying drawing SK08 date stamped 1st December 2010, Assessment of Historic & Architectural Interest prepared by Savage and Chadwick date stamped 1st December 2010, Photographic Survey prepared by Savage and Chadwick date stamped 1st December 2010, Structural Appraisal/Feasibility Study prepared by BB Consulting Engineers Limited dated 24 June 2010.
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.
RB window replacement
In the event that any of the windows on the Douglas Hotel are to be replaced, details of the existing and proposed windows at a scale of 1:20 shall be submitted to and approved in writing prior to the works being carried out. Work shall be carried out in accordance with the approved details.
Floor repair scheme
Prior to the commencement of any development, a detailed scheme for the repair and retention of the existing floors within The Douglas Hotel shall have been submitted to and approved in writing by the Planning Authority and thereafter, the works must be carried out in accordance with the approved scheme.
Floor openings infill scheme
Prior to the commencement of any development, a detailed scheme for the infilling of the existing openings to the floor plans of The Douglas Hotel shall have been submitted to and approved in writing by the Planning Authority and thereafter, the works must be carried out in accordance with the approved details.
Demolition contract
Demolition may not commence until a contract for the construction has been entered into and details of such a contract have been forwarded to the Planning Authority.
No comment / no objection
Comments received (standard; no objection)
Multiple heritage bodies and a private individual objected strongly to the proposed demolition and alterations due to historic significance and inadequate justification, while Douglas Borough and Manx Electricity Authority raised no objections.
Key concern: significant loss of historical fabric of Registered Building without proper assessment and justification
J David Wertheim
ObjectionPolicy RB/6 ... clearly states: 'There will be a general presumption against demolition...'
Isle of Man Natural History & Antiquarian Society
ObjectionThis is an application for registered building consent, but there is no proper assessment of the importance of the building, no detail as to what exactly it is proposed to do, and no Justification.; We most strongly urge that this application does not proceed any further without having a proper assessment of the buildings carried out by a suitably qualified person.
Manx National Heritage
Objectionthe proposed alterations to the Douglas Hotel... are unjustified and unacceptable. We are of the view that the proposals as they affect the Douglas Hotel alone are sufficient to warrant refusal.; we would urge that there be both archaeological and engineering investigation before any scheme... comes forward
Borough of Douglas
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Manx National Heritage
Objectiontheir concerns be re-emphasised, particularly with regard to the historical importance of the Douglas Hotel
Manx Electricity Authority
No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.
Conditions requested: condition of planning that the applicant must contact the Authority
