19 September 2019 · Delegated - Principal Planner (Chris Balmer)
Isle Of Man Breweries, Queens Hotel, Queens Promenade, Douglas, Isle Of Man, IM2 4nl
The proposal involves internal and external refurbishment of the historic Queens Hotel, a registered building in Douglas Promenades Conservation Area, to reinstate ten hotel bedrooms and managers accommodation on upper floors currently vacant.
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The officer assessed the proposal against policies protecting registered buildings and conservation areas, finding external impacts acceptable on balance as the front elevation - the building's defini…
Strategic Policy 4
Requires proposals to protect or enhance Registered Buildings, Conservation Areas, and avoid environmental pollution. Officer found front elevation preserved, rear works acceptable with condition, and no unacceptable pollution.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting a Registered Building's special character. Assessed external works as preserving character overall, with rear non-original features justified by functional needs (headroom/light).
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Frontage unchanged, acting as key landmark; refurbishment ensures future retention.
General Policy 2
Requires development to respect surroundings, amenity, access, parking, road safety. Satisfied as works respect townscape, no adverse amenity impact, parking matches promenade norm.
Transport Policy 7
Requires parking per standards. No off-street parking but accepted given location and existing use.
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.
False chimney for extractor flue
Prior to the erection of the extraction flue proposed, details shall be submitted to and approved in writing by the Directorate of a 'false chimney stack' feature to cover the flue on the rear elevation. Within 30 days of erection of the proposed extraction flue as per the approved plans, this feature shall also be erected. Reason: To limit adverse visual impact from the large extraction flue and ensure that it is not visually dominating on the rear elevation of the site building.
no objection
do not object as the site is already a hotel and located on the Douglas Promenade
broadly in support but request further detail on double glazing and railing repairs
Responses from multiple consultees including Douglas Borough Council, Highways, Tourism, IOM Natural History & Antiquarian Society with no objections, and a third-party representation from Redont Ltd (Piccadilly Court management) raising objections on parking, noise, odours and views.
Key concern: Parking difficulties for neighbouring residents due to increased hotel use
Redont Limited
ObjectionThe conversion to a hotel is likely to lead to longer term use by non-residents for extended periods making parking more difficult; The installation of an extractor flue will increase noise pollution further; Increased use of catering facilities at the Queens hotel will increase cooking odours; residents in the block overlooking the Queens (top 3 floors) will have the unsightly view of a much bigger extractor flue
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
Isle of Man Natural History and Antiquarian Society
SupportIsle of Man Natural History & Antiquarian Society in principle supports the application; there should be detailed drawings showing how double glazing is to be added to the windows at the front and also how the railings are to be repaired; hopes that such detailed drawings will be requested and open to consultation
Conditions requested: detailed drawings showing how double glazing is to be added to the windows at the front; detailed drawings showing how the railings are to be repaired; detailed drawings to be open to consultation and not solely by condition
Department of Infrastructure Highways
No Objectionthere are no highways related objections; Recommendation: DNO
Tourism
No CommentNo comments
