25 September 2019 · Planning Committee (presented by Mr Chris Balmer)
Marina Hotel, 47, Loch Promenade, Douglas, Isle Of Man, IM1 2lz
The proposal involves demolishing all but the front facade (from basement to third floor) of the derelict six-storey Marina Hotel, a traditional mid-terrace property with decorative features, located at 47 Loch Promenade in Douglas Promenade Conservation Area.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the partial demolition against Environment Policy 39 and supporting text 7.32.2, which presumes retention of contributory buildings in Conservation Areas, considering building con…
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character/appearance and protect special features. Officer found proposal enhances via facade retention, mansard removal, arched head reinstatement, reduced roof mass aligning with chimney breasts; glass curtain wall setback acceptable here due to existing harm, outweighing objections; rear infill negligible impact.
Environmental Policy 39
Presumption to retain contributory buildings in Conservation Areas. Partial demolition approved as 'very exceptional case' given poor condition overriding other tests; facade (only historic elevation) retained, remainder non-contributory or harmful; weighed against 7.32.2 criteria on condition, costs, retention efforts, alternatives.
General Policy 2
Permits development respecting site/surroundings in scale/form/design, not adversely affecting townscape/amenity/highways. Proposal complies via facade retention/enhancements, no highway issues, rear works infilling existing outriggers with no Conservation Area impact.
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.
No demolition of front facade
For the avoidance of doubt no approval is granted or implied for the demolition of the remaining front facade shown as being retained by the approved drawing 002. Reason: In the interest in the character and appearance of the area and in accordance with the approved scheme which has solely been approved on the basis of the front facade and ornate details being retained.
Dependent on linked planning approval
The development shall not commence (including demolition) unless Planning Application 19/00816/B has been approved and the decision become final (either due to there being no appeal or it having been approved on appeal). Reason: In the interests of the character and appearance of the site and the Conservation Area.
no highway implications
Douglas Borough Council initially requested time extension but later objected due to non-compliance with conservation area policies regarding roof form and bicycle storage; Isle of Man Natural History and Antiquarian Society supported in principle but objected to flat roof design; DOI Highways Division had no highways interest.
Key concern: proposals do not comply with Environment Policy 35 within Conservation Area
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society supports in principle the proposed redevelopment of the Marina Hotel on Loch Promenade, Douglas whilst retaining the existing front façade.; the Society would wish to see full detailed plans showing the relationship with buildings on either side, and a management plan of how the demolition and rebuild is to be achieved. Such details should be supplied as part of the application and not just required by way of condition.; Isle of Man Natural History & Antiquarian Society objects to the provision of the flat roof glass front and balustrade.; provision of a pitched gable roof.
Douglas Borough Council
ObjectionDouglas Borough Council objects to the application on the following grounds: That the proposals do not comply with Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area...; Reinstating the Victorian roofline would enhance the conservation area.
Department of Infrastructure (DOI) Highways Division
No CommentNo Highways Interest; NHI
