7 August 2012 · Planning Committee
10-16, Mannin Hotel, Broadway, Douglas, Isle Of Man, IM2 4el
The proposal involved full demolition of the existing Mannin and Broadway Hotels, which were found to be in poor structural condition during a soft strip after prior approvals for facade retention (11/01359/B and 12/00004/CON), and replacement with a new 50-bedroom hotel featuring a central atrium, restaurant, bar, and…
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The existing building's front facade could not be retained due to severe structural defects revealed during soft stripping, including poor brick bonding in bays, corroded steel lintels, decayed timber…
General Policy 2
Requires development to preserve or enhance Conservation Areas. Officer assessed demolition against presumption for retention but accepted full rebuild with facade replication as preserving character given structural evidence and benefits of reuse.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Conservation Officer confirmed proposals preserve character via close replication despite demolition, enhancing area by bringing long-vacant site back into high-quality use.
Environmental Policy 39
Presumption in favour of retaining positive contributors to Conservation Areas. Full demolition accepted exceptionally due to poor condition, high repair costs, long vacancy, and no viable retention engineering solution; replication mitigates impact.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on Conservation Area character a material consideration. Assessed as acceptable given replication maintains architectural interest of ornate Victorian terrace.
Transport Policy 1
Locate near public transport. Site near bus routes and tram, justifying parking relaxation.
Transport Policy 4
Highways must accommodate generated traffic safely. Amended access with traffic lights and good sight lines confirmed safe.
Transport Policy 7
Parking per standards, relaxable in urban/Conservation benefits. 17 spaces approved as improvement, no unacceptable on-street parking.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the demolition of existing hotels and the erection of a new hotel, including integral parking and ancillary facilities (In association with 12/00817/CON) Former Mannin and Broadway Hotels, Broadway, Douglas as shown by 1431 12 P 101, 1431 12 P 102, 1431 12 P 103, 1431 12 P 104, 1431 12 P 105, 1431 12 P 106, 1431 12 P 107, 08, 1431 12 P 109, 1431 12 P 110, 1431 12 P 111 and 1431 12 P 112 all received 1st July 2012.
Roof materials
The roof(s) must be finished in dark natural slate.
Tourist accommodation only
The building may be used only as tourist accommodation in accordance with the definition of tourism contained within the Isle of Man Strategic Plan 2007 and for clarification may not be occupied as a persons main place of residence. At any one time a maximum of 24 rooms may be occupied for a continuous period of up to 6 months. The remaining rooms must not be used for continuous stays exceeding 4 weeks in duration and there shall be no return within 2 months unless otherwise agreed in writing with the Planning Authority.
Traffic lights for car park
The car park must not be used until a traffic light system is installed and in operation at the top and bottom of the ramp to the basement to control vehicles movements.
Site restoration if delayed
If within 6 months of the demolition of the existing buildings, works have not commenced on the approved development, a scheme for the restoration and landscaping of the land must be submitted to and approved in writing by the Planning Authority. The site must be developed in accordance with the approved scheme of restoration and landscaping within 3 months of written approval unless otherwise agreed in writing with the Planning Authority. The site must remain in its restored state until works commence on the approved development.
Fully supportive of revitalising previous hotel for quality tourist accommodation to boost local economy; understands structural issues prevent facade retention and new proposals align with policy.
Amended basement parking layout and access acceptable.
No objection.
