3 September 2025 · Planning Committee
Marina Hotel, 47, Loch Promenade, Douglas, Isle Of Man, IM1 2lz
The proposal seeks consent for demolition aspects only, specifically removing the existing large box dormer on the roof (a later addition that detracts from the building) and the rear outrigger, to facilitate conversion of the six-storey Marina Hotel into 9 new residential apartments under linked application PA 24/0078…
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The officer assessed the demolition under Section 19 of the Town and Country Planning Act 1999, given the site's location in the Douglas Promenade Conservation Area, where there is a general presumpti…
General Policy 2
General development standards policy. Officer concluded proposal meets it as demolitions have 'acceptable impact on the wider Conservation Area' through limited harm and building regeneration.
Environment Policy 35
Requires preserving or enhancing Conservation Areas. Demolition of detracting elements like box dormer and rear works (mostly non-visible) deemed acceptable, enhancing character via retention of primary frontage and original features.
Strategic Policy 4
Strategic Plan policy (inferred from context as supporting heritage/regeneration). Weighs in favour due to 'retention and regeneration of the original building being a considerable factor'.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires assessing impact on conservation area character or setting. Officer gave special consideration to demolitions' effects, finding them acceptable as they target harmful additions without wider harm.
CA/6 Demolition in Conservation Areas
Presumption against demolition in conservation areas unless building detracts or new development justifies. Applied similar criteria to registered buildings; box dormer 'significantly detracts', rear works non-harmful, justified by regeneration.
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.
Limit extent of demolition
There shall be no demolition of any part of building except for those parts indicated to be demolished on DWG No. 2023-164-007 DEMOLITION SCHEDULE - FLOOR PLANS. Reason: In the interest of visual amenity and in ensuring the primary frontage of the building is retained (with exception to the box dormer) in the interest of character and appearance of the Promenade Conservation Area. Also taking into account concurrent application 24/00786/B and retention and regeneration of the original building being a considerable factor weighing in favour of the proposal.
support subject to conditions for flood risk and cycle parking (comments on concurrent 24/00786/B)
DOI Housing (Brett Woods) confirms requirement for commuted sum in lieu of 2.25 affordable units due to refurbishment scheme lacking NHBC guarantee; Douglas Borough Council defers comment on the application pending Environmental Services Committee review.
Key concern: refurbishment schemes not ordinarily expected to deliver affordable housing without NHBC Guarantee
DOI Housing
Conditional No Objection"the Department does not ordinarily accept affordable dwellings within a refurbishment scheme unless the apartments are covered by an NHBC Guarantee."; "we would seek a Commuted Sum in lieu of 2.25 affordable dwellings (25% of the total number)".; "Promenade selling prices benefit from a premium when compared to say Bucks Road or any other sites in that area."
Conditions requested: Commuted Sum in lieu of 2.25 affordable dwellings (25% of total)
Douglas Borough Council
No Comment"The following planning applications PA 24/00786/B and PA 24/00787/CON (Marina Hotel) will be considered by the Council Environmental Services Committee (ESC)".; "Council officers will provide comments on these applications once the ESC has had the opportunity to review the application."
