Planning Officer Report

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for the erection of an extension and installation of replacement windows to an existing hotel building located within Douglas.

The Site

1. The application site is the curtilage of Nelson Hotel, 11 Mona Drive, Douglas, a large property situated on the corner of Mona Drive and Empress Drive. A service lane runs to the rear of the property. A low boundary wall with iron railings above bounds the front and side elevations. Whilst retaining many of its original features, the building is in a generally poor state of repair.

The Proposal

1. This application seeks approval for the erection of an extension to the rear elevation to provide a bathroom to each floor of the building. Replacement windows are also proposed. These would be uPVC with a sliding sash method of opening.

1. The plans show that the internal layout would also be altered. The majority of the communal facilities would no longer be provided. There would be 31 bedrooms in total. On the basement level there would be a caretaker/manager's office and store. The ground floor would feature a reception desk. The application is accompanied by a statement which provides additional information on how the hotel would be operated. It is stated that meals would be provided by a local catering company and that an agreement would be entered into for this service. These would be delivered to the premises and then delivered to residents of the hotel. Meals would be consumed in guests rooms with the manager being responsible for disposing of waste. It is also set out that only tea/coffee facilities would be provided within rooms and that no cooking facilities would be installed. A housekeeping service would be provided with the rooms being cleaned on a daily basis. It is stated that the hotel would be operated in a manner similar to the Premier Inn chain in the UK which does not provide lounge or dining rooms. Rooms could be booked in a number of ways as listed at point 5 of the statement and the average length of stay is anticipated as being between 2 to 15 days. The applicant's agent concludes that the proposal would make the best use of a redundant building within Douglas, avoiding further deterioration or at worst dereliction. It is also stated that the development would add to the tourism sector and enhance other commercial uses such as bars and restaurants.

Application No.:	12/00095/B
Applicant:	Mr Geoff Lockwood
Proposal:	Alterations, erection of an extension and installation of replacement windows
Site Address:	Nelson Hotel
11 Mona Drive
Douglas
Isle Of Man
IM2 4LG

Development Plan Policies

1. The application site is located within an area identified as being Mixed Use - Tourism, Residential and Offices by the Douglas Local Plan. The site is within a Conservation Area. Within the Isle of Man Strategic Plan the following are judged to be relevant:

General Policy 2:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Environment Policy 35:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

09/00838/C - Conversion of existing hotel to offices. Permitted. 10/01698/B - Conversion of existing hotel into eight apartments. Refused for the following reasons:

R1:

"The proposed development would be contrary to Housing Policy 17 of the Isle of Man Strategic Plan 2007 in that:

• (i) the basement apartment will have a poor residential environment by virtue of its outlook and access to natural light;

• (ii) the ground floor apartment will have a poor residential environment by virtue of its outlook onto a motorbike/bicycle parking area and use of the parking area will result in overlooking, loss of privacy, noise and general disturbance to that apartment; and

• (iii) apartments 4, 6 and the front apartment on the third floor will have a poor residential environment by virtue of their bedrooms being adjacent to living rooms of the neighbouring apartment which will result in general disturbance and increased noise to the affected apartments."

R2:

"The proposed motorbike/bicycle parking area would be contrary to General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 in that parking of the vehicle on the roadside frontage would be visually intrusive and would not preserve or enhance the character and appearance of the Conservation Area."

Representations

1. The Highways Division of the Department of Infrastructure does not oppose this application.

1. Douglas Borough Council does not object to this application.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the development upon the amenity of adjacent properties and the impact of the development upon the character and appearance of the Conservation Area.

1. In terms of the amenity of adjacent properties, only No 9 Mona Drive is likely to be affected by the proposed extension to the rear elevation of the proposal property. The projection of the extension is likely to result in some impacts to rear windows however the existing outlet already has an impact and it is judged that the impacts associated with the extension are acceptable.

1. The extensions would not cause any undue harm to the character of the building or wider Conservation Area. The proposed replacement windows would replicate the glazing bar pattern and method of opening of the existing windows and accordingly are judged to be acceptable when assessed against EP35.

Recommendation

1. Permit.

Party Status

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Borough Council

1. Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 12.03.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of an extension and installation of replacement windows Nelson Hotel, Mona Drive, Douglas as shown by PD-001, PD-002, PD-003, PD-004, PD-005, PD-006, PD-007, PD-008, PD-009, PD-010, PD-011, PD-012, PD-014 and Planning Statement received 23rd January 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 13/3/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager