20 August 2024 · Planning Committee (presented by Principal Planner Chris Balmer)
Royalty Buildings, Walpole Avenue, Douglas, Isle Of Man, IM1 2lt
The proposal involves converting Royalty House, a 1998-built 'Art Deco' style office building on Walpole Avenue in Douglas, into a 64-bedroom hotel (Class 3.1) with ground-floor restaurant and bar (Class 1.3), rooftop spa facility, plant room, and 68 solar PV panels.
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 considered the principle acceptable due to abundant available office space in Douglas (approx. 266,000 sq ft) and the site's Mixed Use zoning supporting tourism/hotel uses, aligning with A…
Strategic Policy 1
Requires optimising use of previously developed land and redundant buildings. Assessed as compliant via reuse of vacant 1858sqm office into hotel.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns like Douglas. Site in urban centre supports this.
Strategic Policy 4
Protects Conservation Areas and prevents pollution. Proposal preserves character with minimal external changes.
Spatial Policy 5
Requires positive environmental contribution via Design Statement. Rooftop extensions and active frontage accepted.
Strategic Policy 10
Promotes integrated transport minimising car use. Central location, cycle facilities, nearby parking justify no on-site spaces.
General Policy 2
Requires respect for surroundings, no adverse amenity/highway/flood impacts. All tests passed per assessment.
Environment Policy 35
Permits development preserving/enhancing Conservation Areas. Neutral impact due to setbacks and retained facades.
Environmental Policy 39
Presumption to retain positive contributors. Existing building retained with enhancements.
Environment Policy 42
Design to reflect locality character. Proposal fits Art Deco building in street scene.
Business Policy 1
Encourages employment growth if policy compliant. Hotel creates jobs.
Transport Policy 4
Highways to accommodate development safely. Amendments and audit satisfied.
Transport Policy 7
Parking standards relaxed due to Conservation Area benefit, sustainable location, and parking surveys showing capacity.
Energy Policy 5
Requires Energy Impact Assessment for >100sqm. Submitted statement with ASHPs, PV, efficiency measures compliant.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Highway works prior to occupation
Prior to the occupation/operation of the hotel or restaurant or spa hereby approved the highway works as shown on drawings P-01 REV A and ITB19707-GA-001 REV H shall be completed and retained thereafter.
Servicing facilities prior to occupation
Prior to the occupation/operation of the hotel or restaurant or spa hereby approved the bin/recycling stores, staff shower, staff lockers rooms, staff room and cycle store as shown on drawing P-01 REV A shall be completed and retained thereafter.
Retain Bath Place window sills
The existing ground floor windows sill level above the adjacent footpath along Bath Place shall be retained as existing.
Walpole Avenue flood protection
The ground floor glazing and windows sills, and rear door to the fire exit along Walpole Avenue shall be installed 150mm higher than the top of pavement. Where there is level access to the main entrance doorway and staff doorway a linear drainage channel across the opening shall be installed to remove any surface water.
Rear lane flood protection
All existing and new windows/glazing along the rear Lane Walpole Avenue is to be retained or installed at a minimum of 200mm above the adjacent rear lane level. Further the main kitchen door shall be installed at 260mm above the adjacent pavement and the two refuse stores doors shall be installed at 125mm above the adjacent lane with a linear drainage channel at the threshold to also be installed and all retained thereafter.
Do not oppose (DNOC) subject to conditions on highway works, bin/cycle stores after amendments addressed loading bay, pedestrian crossing, and parking surveys
Support subject to minor amendments to drop-off/loading bay and raised pedestrian crossing as suggested by DOI Highways
Fully supportive; aligns with Visitor Economy Strategy for 500 new hotel bedrooms, family/accessible rooms, spa for wellness tourism, job creation, and Mixed Use zoning
No objection subject to conditions after flood mitigations confirmed
Multiple consultees including DOI Highways, DOI Flood Risk Management, Visit Isle of Man, and Douglas Borough Council provided responses generally supporting the application with conditions related to highway works, flood mitigations, and minor amendments; no objections raised.
Key concern: surface water flooding and tidal overtopping risks
DOI Flood Risk Management Division
Conditional No ObjectionThe proposed building is within an area that is showing as being subject to surface water flooding; it is within a surface water flood zone and is also subject to tidal overtopping with climate change will be more prevalent; Please condition the comments made in the correspondence dated 26th June 2024
Conditions requested: condition the comments made in the correspondence dated 26th June 2024
DOI Highways Development Control
Conditional No ObjectionHDC now do not oppose (DNOC) the application subject to conditions attached to permission; Further revisions to the loading arrangements and pedestrians crossing on Walpole Avenue, and new parking surveys conducted, should be considered
Conditions requested: The highway works on Walpole Avenue shown on the approved plans shall be completed before first occupation of the proposals; The bin store and cycle store arrangements on the approved plans shall be completed before first occupation of the proposals and retained thereafter; A S109 Highway Agreement will be required to be entered into for the proposed highway works on Walpole Avenue
Visit Isle of Man Agency
SupportVisit Agency Officers are thus fully supportive of this application; The development would see the creation of a 64 bedroomed hotel with associated restaurant and bar areas and a roof-top spa
Douglas Borough Council
Conditional No Objectionresolved to support the application subject to the applicant making some minor amendments
Conditions requested: minor amendments to the location of the drop-off/pick-up loading bay area; inclusion of a raised pedestrian table crossing at the Bath Place junction with Walpole Avenue; updated parking survey of available car parking spaces within the public carparks near the proposed development
