7 March 2012 · Planning Committee
Falcon Cliff Hotel, Palace Road, Douglas, Isle Of Man, IM2 4ah
The proposal involved adding a predominantly glazed single storey extension on the existing flat roof of the historic Falcon Cliff office building (Registered Building No. 112) within the Douglas Promenades Conservation Area, plus a new parking deck over part of the existing car park to provide additional spaces.
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The officer assessed the impact on the Registered Building, noting the extension's modern glazed design, lightweight appearance, setback from the parapet, and scale would reduce its impact and allow t…
Strategic Policy 1
Designates Douglas urban area as main employment centre; proposal supports office expansion in zoned location.
General Policy 2
Requires development to respect site/surroundings in scale, design, not adversely affect townscape/amenity/highways; assessed compliant due to lightweight design, setback, minimal visual impact and acceptable parking.
Environment Policy 32
Prohibits extensions detrimental to Registered Building character; modern contrasting glazed extension with setback deemed to protect special interest by not overpowering original features.
Environment Policy 35
Requires Conservation Area development to preserve/enhance character; extension visually recessive from key viewpoints due to glazing, materials and positioning.
Business Policy 1
Encourages employment growth if according with policies; office expansion meets business needs in zoned area.
Business Policy 7
Permits offices exceptionally in historic buildings where securing future use; applies directly to Registered Building.
Business Policy 8
Requires offices to respect scale/character and meet parking standards; design respects adjoining scale, parking relaxed per Appendix 7 exceptions for Registered Buildings.
Transport Policy 4
Highways must accommodate generated traffic safely; visibility improved by gate post alterations, location sustainable.
Transport Policy 7
Requires parking per standards (Appendix 7: 1 per 15m² out-of-centre); shortfall justified by Registered status and location.
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 the extension of existing office building and creation of additional car parking, Falcon Cliff, Palace Road, Douglas as shown by APL_01, api 10, api 11, apl_12, apl_13, apl_14, apl_15, apl_16 and apl_17 received 8th November 2011 and ref apl_12 received 5th January 2012.
Materials approval
Prior to the commencement of the approved development, details of the glazing, frame sections and roof of the extension must be submitted to and approved in writing by the Planning Authority. Such details must provide for non reflective, dark framework and non reflective glazing.
no objection
no objection in principle subject to surface water draining per Isle of Man Water and Sewerage Authority requirements
Manx National Heritage raised concerns about impact on the landmark registered building and requested details on finishes if approved; Highways Division objected due to inadequate car parking; Douglas Borough Council Drainage had no objection subject to drainage conditions, while general Douglas responses had no objection.
Key concern: inadequate additional car parking per Highways Division
Manx National Heritage
Conditional No Objection"Given the protected status of the structure we consider this a serious omission."; "the strongly horizontal line of the framework for the glazed structures, and especially the sun visor, must not be allowed to detract from the castellated parapet nor diminish the vertical impact provided by both the tower and the round turret."
Conditions requested: non-reflective and neutrally-coloured finishes to be employed
Highways Division
Objection"Highways Division oppose these applications because they offer inadequate additional car parking to serve the expansion of the office space."; The Isle of Man Strategic Plan requires 1 space per 15 square metres
Douglas Borough Drainage
Conditional No Objection"No Objection in Principle subject to:-"; "The proposed developments surface water drainage system must drain in accordance with the requirements of the Isle of Man Water and Sewerage Authority."
Conditions requested: surface water drainage system must drain in accordance with requirements of Isle of Man Sewerage & Water Authority; surface water discharge must not exceed current flow characteristics, flow calculations and drawings to be submitted for approval prior to construction; no discharge of surface water directly or indirectly to any foul drainage system; no groundwater permitted into any public foul or surface water sewer (pumped or gravity); any proposed basement to be tanked to reduce groundwater infiltration
Douglas Borough Council
No ObjectionDouglas Corporation have no objection to the proposals listed below.
