16 December 2024 · Delegated - Principal Planner (Jason Singleton)
6, Bridge Road, Douglas, Isle Of Man, IM1 5ag
The site at 6 and 8 Bridge Road comprises two conjoined buildings in the Douglas North Quay Conservation Area: a three-storey Victorian building at No. 6 in poor structural condition and a more modern 1970s building at No. 8.
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The officer assessed the demolition in the context of the comprehensive redevelopment scheme, noting the existing buildings' poor structural condition as evidenced by surveys showing leaning walls, de…
Strategic Policy 4
Requires development to protect or enhance setting of Registered Buildings. Officer found compliance as replacement design offsets harm from demolition, preserving Conservation Area character despite loss of historic fabric at No. 6.
Spatial Policy 5
Addresses design and visual impact. Proposals deemed high quality, replicating Victorian style of No. 6 and removing incongruous No. 8, resulting in positive impact on streetscene.
Strategic Policy 1
Supports development within Douglas urban area. Site in Mixed Use Area 7 (Quayside) encourages comprehensive redevelopment for tourism, offices, food/drink, leisure, and residential above.
General Policy 2
General development considerations. Redevelopment of brownfield site accepted as efficient reuse with overall visual benefits.
Environment Policy 35
Development in Conservation Areas must preserve or enhance character/appearance. Loss of No. 6 causes limited harm (offset by replication and No. 8 removal); judged to preserve character on balance.
Environment Policy 30
Conditioned to ensure no demolition until binding contract for full redevelopment, preventing unsightly gap and ensuring satisfactory site reuse.
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.
Binding contract for redevelopment
No works of demolition shall begin before evidence has been submitted to the Department of a binding contract for the full implementation of the comprehensive scheme of development of the site in accordance with all the necessary permissions and consents. Reason: In order to ensure the satisfactory redevelopment of the application site prior to the existing building loss in accordance with Environment Policy 30 of Strategic Plan 2016 and that an unsightly gap or derelict site does not detract from the character and appearance of the area.
Materials approval
Prior to the commencement of works above damp proof course level, full details of external materials and finishes shall be submitted to the Department for approval in writing. The development shall thereafter be undertaken strictly in accordance with the approved details. Reason: To ensure a satisfactory external appearance of the development.
Cycle and bin storage
The secure cycle storage facilities and bin storage shall be implemented in full accordance with the approved drawings prior to the occupation of the development. Reason: To ensure the development is served by sufficient cycle storage provision and refuse storage facilities.
Support both applications subject to bicycle storage approval by Highways, bat/bird surveys, flood mitigation details, and consideration of disabled access.
On balance, the application preserves the special character of the conservation area as the loss of historic fabric is offset by the form and appearance of the proposed replacement buildings.
No objection subject to conditions for bat/bird mitigation plan, low-level lighting plan, precautionary working methods, and pollution prevention measures.
DEFA Biodiversity recommends bat and bird surveys prior to determination; DEFA Registered Buildings Officer supports the proposals as they preserve the conservation area's character; Douglas Borough Council supports subject to conditions on bike storage, surveys, flood measures, and disabled access.
Key concern: potential roosting bats and nesting birds requiring surveys prior to determination or demolition
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team therefore recommend that a preliminary assessment for roosting bats and nesting birds is undertaken...; Survey reports should be submitted prior to determination of this application, in line with best practise...
Conditions requested: preliminary assessment for roosting bats and nesting birds by suitably qualified ecological consultancy and report with findings, additional surveys, avoidance and mitigation measures submitted to Planning prior to determination
Douglas Borough Council
Conditional No ObjectionThe above planning applications were given careful consideration... and it was resolved to support both applications subject to the following:; The Council would also kindly ask that the applicant gives consideration to the disabled access arrangements...
Conditions requested: proposed bicycle storage area meets with the approval of the DOI's Highways Services Team; applicant undertakes any necessary surveys as recommended by the DEFA Ecosystems Team relating to bats and birds prior to the commencement of any demolition works; applicant provides further detail on their flood mitigation measures to the satisfaction of the DOI Flood Risk Management Team
DEFA Registered Buildings Officer
Supporton balance I would judge the application to preserve the special character of the conservation area as the loss of historic fabric would be offset by the form and appearance of the proposed replacement buildings.; their loss is therefore judged to cause a 'less than substantial' level of harm.
