24 May 2017 · Director of Planning and Building Control (Jennifer Chance)
Marina Hotel, 47, Loch Promenade, Douglas, Isle Of Man, IM1 2lz
The proposal involves converting the existing six-storey Marina Hotel, a traditional mid-terrace building in Douglas's Conservation Area, into nine apartments (eight one-bedroom and one two-bedroom) plus basement office space.
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The officer concluded the proposal complies with key policies as it optimises reuse of a previously developed building in a sustainable town centre location (Strategic Policy 1).
Strategic Policy 1
Requires optimising use of previously developed land and efficient site use utilising existing infrastructure. The conversion reuses an underused hotel in town centre with good services access, making best use of resources.
Environment Policy 35
Permits development in Conservation Areas only if preserving or enhancing character. Roof removal and glass curtain wall setback with reinstated arches enhance the streetscene by reducing massing and removing incongruous mansard; uPVC sash windows accepted as matching opening style; rear infill has no impact.
General Policy 2
Permits development respecting site/surroundings in scale, design, amenity, highways, etc. Proposal complies via appropriate alterations enhancing Conservation Area, no adverse amenity/highway impacts, sustainable location.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings. Nine units trigger requirement (2.25 units) but small floor areas (32-64sqm) below standards, so commuted sum via S13 agreement in lieu.
Housing Policy 17
Permits conversions with adequate amenity, outlook, refuse storage, parking if practical. Apartments have sea views from principal rooms, bin/cycle storage provided; parking relaxed due to location.
Transport Policy 4
Requires highways to accommodate development safely. No on-site parking but sustainable location justifies relaxation; less demand than former hotel; no Highway Services objection.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the glazing curtain wall, frameless balustrades and roof finishes of the projecting and overhanging roof, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and the Conservation Area.
Arch heads finish
The re-instated arch heads above the three fourth floor windows are required to be finished with a paint render matching the existing building. Reason: In the interests of the character and appearance of the site and the Conservation Area.
Does not oppose the application; sustainable location in Douglas town centre with good access to services, public transport, and public parking nearby.
No objection but noted proposal may not be ideal for affordable housing.
Housing Division requests a Section 13 Agreement for Commuted Sums in lieu of affordable housing due to small unit sizes; Highways Division does not oppose; Douglas Borough Council supports the application.
Key concern: eight one-bedroom units below preferred floor space criteria in The Design Guide - Affordable Housing Standards
Department of Infrastructure Housing Division
Conditional No Objectionthe Department requests that consideration be given by the Planning Committee to include a requirement, in respect of any approval granted for this site, for the applicant to enter into a Section 13 Agreement with the Department to provide Commuted Sums in lieu of Affordable Housing
Conditions requested: applicant to enter into a Section 13 Agreement with the Department to provide Commuted Sums in lieu of Affordable Housing
Department of Infrastructure Highways Division
No ObjectionHighway Services does not oppose this application.; The building is located within Douglas town centre with good access to all services, public transport links and employment opportunities
Douglas Borough Council
Supportthe Committee agreed that the Council supports the application on the grounds that it is in accordance with the relevant policies of the Isle of Man Strategic Plan 2016 and the Douglas Local Plan 1998 Written Statement.
