23 August 2023 · Planning Committee
Citadel, Lord Street, Douglas, Isle Of Man, IM1 1le
The proposal involves demolishing a three-storey 1930s former Salvation Army Citadel building located on a prominent corner plot in Douglas's Conservation Area and granting Registered Building consent to enable this in connection with PA 23/00616/B for a new 44-bedroom hotel.
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The officer assessed the principle of demolition under Environment Policy 39 and PPS1/01 CA/6, noting a presumption for retaining buildings making a positive contribution to Conservation Areas, but co…
Strategic Policy 1
Requires optimising use of previously developed land and efficient site use. Officer noted site's urban mixed-use location supports hotel redevelopment over retention of underused Citadel.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns like Douglas. Site's central location in Douglas urban area complies.
Strategic Policy 4
Protects Conservation Area character. Demolition acceptable as building modestly contributes; replacement enhances.
Spatial Policy 5
Requires positive environmental contribution via design. Hotel design assessed as traditional and fitting.
Strategic Policy 10
Promotes integrated transport minimising car use. No parking proposed in town centre location with lay-by; complies.
General Policy 2
Requires development respecting site/surroundings in scale, design, not adversely affecting townscape or amenity. Proposal taller but resolves existing building's incongruous lower height on corner; materials conditioned.
Environment Policy 35
Permits development preserving/enhancing Conservation Area character. Replacement hotel would enhance despite demolition, per statutory duty under Section 18(4).
Environmental Policy 39
Presumption to retain positive contributors. Building's modest contribution and unsuitability for reuse overcome presumption; merits of hotel replacement key factor.
Environment Policy 42
Design to reflect local character. Proposal draws from neighbouring brickwork, traditional features.
Environment Policy 43
Supports regeneration reusing fabric where possible. Demolition justified as reuse not feasible for hotel.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Materials approval
No development shall commence until a sample details/panel of all external facing materials including roofs, windows, doors, all variations of brickwork proposed, movement/mortar joints, cast stone elements, standing seam metal cladding and embossed metal panels and cast stone arch / soldier brick arch and soldier brick infill to be used have been erected on site (or an alternative location) and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and be retained thereafter. Reason: In the interests of the character and appearance of the Conservation Area, site and surrounding area.
No objections but advise checks for nesting birds prior to demolition and consider installing swift nest bricks in new building
Building's contribution to Conservation Area modest; proposed design inspired by neighbours but success depends on materials quality; condition materials if approving
Support the planning application (no specific comment on Registered Building consent)
DEFA Registered Buildings Officer recommends approval subject to conditions on materials and detailing; DEFA Biodiversity has no objections but requests bird nesting checks and recommends swift nest bricks; Douglas Borough Council reserves comments.
Key concern: fourth floor detailing appears tokenistic
DEFA RB Officer
Conditional No ObjectionApprove Subject to conditions/ Amendments required; If you are minded to approve the application, please ensure materials and bonding pattern are conditioned to ensure the quality of new development within a conservation area.; the building’s overall design is let down by the fourth floor, the detailing of which appears tokenistic
Conditions requested: materials and bonding pattern are conditioned to ensure the quality of new development within a conservation area
DEFA Biodiversity
No ObjectionThe Ecosystem Policy Team have no objections to this application; we really strongly recommend that the applicants consider installing universal swift nest bricks (at least 3) in the new building, as high up as possible, under the eaves on a north-east to north-west elevation, but not above windows.
Conditions requested: thorough checks for nesting birds must be undertaken in and around the building prior to its demolition. If nesting birds are present the demolition must wait until the birds have finished nesting and the young have fledged.
Douglas Borough Council
No CommentThe Council will reserve comments on the following applications until shortly after the Environmental Services Committee has had the opportunity to review them at its meeting to be held on the 17th July.
