7 February 2023 · Delegated - Principal Planner (Chris Balmer)
Trevelyan, 18, Palace Terrace, Douglas, Isle Of Man, IM2 4ne
The proposal involved demolishing the whole structure of the existing six-storey mid-terrace hotel building behind its front facade, to facilitate redevelopment into 15 apartments with a basement car park, linked to PA 22/00230/B. The site is in Douglas Conservation Area on the Queens Promenade.
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The officer determined that the demolition of the whole structure bar most of the front facade would result in a substantial adverse impact on the character and appearance of the Conservation Area and…
Environment Policy 35
Requires protection of the character and quality of Conservation Areas against inappropriate development. The officer assessed the demolition as failing to preserve or enhance the character and appearance due to lack of detail on facade retention, resulting in substantial adverse impact on the streetscene.
Strategic Policy 4
Seeks to protect or enhance Conservation Areas. The proposal was found unacceptable as it would harm the historic quality without sufficient safeguards.
Environmental Policy 39
Seeks to retain buildings making a positive contribution to Conservation Area character. The site building contributes positively, but demolition lacked justification, especially without evidence of infeasibility of conversion.
CA/6 Demolition in Conservation Areas
Relates to demolition in Conservation Areas in Planning Policy Statement 1/01. Applied alongside ENV39; insufficient information on retaining facade or historic fabric failed the policy test for preserving architectural interest.
RB/6 Demolition
Concerns Registered Buildings and demolition. Referenced in linked refusal; lack of detail on retention mirrored failure here.
No objection subject to a condition that the applicant demonstrates by structural engineering report that the front façade can be safely maintained without detrimental effect on the streetscene of the Conservation Area.
No highways interest.
Principal Registered Buildings Officer recommends refusal due to inadequate justification for demolition in Conservation Area and risks to building retention; DEFA Biodiversity requests bat and bird assessments; Isle of Man Natural History and Antiquarian Society objects citing h…
Key concern: inadequate justification and structural details for demolition risking loss of building that positively contributes to Conservation Area character
Principal Registered Buildings Officer
ObjectionRecommendation: Refuse; The application is lacking in any sufficient details and justification to warrant the demolition of this building; Façadism has not been conservation best practice for about 20 years; I therefore recommend the application is refused
DEFA Biodiversity
Conditional No Objectionassessments for both [bats and nesting birds] are required prior to demolition; we are content in this instance for a bat assessment to be undertaken prior to demolition and conditioned on approval
Conditions requested: bat assessment to be undertaken prior to demolition and conditioned on approval; if preliminary assessment identifies suitability or evidence of bats found, further surveys or precautionary working methods required prior to demolition; report detailing findings, avoidance and mitigation measures submitted to Planning for written approval; if suitable or evidence of nesting birds found, report to include mitigation measures for nesting birds
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society OBJECT to this application; Such an assessment [structural] should be considered crucial for an application within this 'striking group' / terrace within a Conservation Area
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society OBJECT to this application
Douglas Borough Council
Conditional No ObjectionThe Committee resolved to raise no objection against the proposals subject to a condition...
Conditions requested: applicant to demonstrate by way of a structural engineering report that the front façade can be safely maintained ensuring no detrimental effect on streetscene of Conservation Area
Highway Services Division
No Objectionthere is no highways HDC interest (NHI) in: 22/00233/CON
