3 December 2018 · Planning Committee
Marina Hotel, 47, Loch Promenade, Douglas, Isle Of Man, IM1 2lz
The site is the curtilage of the derelict Marina Hotel, a six-storey mid-terrace property in the Promenades Conservation Area on Loch Promenade, Douglas. The proposal involved total demolition due to severe structural issues identified in a 2017 report (decayed timbers, unstable floors, rot), followed by rebuilding in …
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The Planning Committee rejected the officer's recommendation for approval, determining that insufficient justification was provided to demonstrate the building could not be retained, contrary to Envir…
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character/appearance and protect special features. Officer assessed replacement facade and roof as enhancement (removes incongruous mansard, reinstates arches, balances bays), but Committee found loss of historical fabric not outweighed by roof benefits, failing the test.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption in favour of retaining buildings positively contributing to Conservation Area character. Officer weighed poor condition and enhancement merits as overriding, but Committee found insufficient evidence on retention feasibility per supportive text 7.32.2 (condition, costs, marketing efforts, alternatives).
General Policy 2
Permits development respecting site/surroundings in scale/form/design, not adversely affecting townscape/amenity. Officer found compliant via similar scale and enhancements; refusal overrode on heritage grounds.
Strategic Policy 1
Encourages reuse of redundant buildings. Relevant to demolition justification but not directly tested in refusal.
does not oppose this application
Douglas Borough Council objects to the application due to insufficient evidence that the existing building cannot be retained.
Key concern: insufficient evidence to justify demolition of building that contributes positively to Conservation Area
Douglas Borough Council
ObjectionDouglas Borough Council wishes to object to the proposals.; insufficient evidence has been provided to show that it is not possible to retain the existing building which makes a positive contribution to the character and appearance of the Conservation Area.; The proposals therefore do not show compliance with Environmental Policy 39 of the Isle of Man Strategic Plan.
