3 September 2025 · Planning Committee
Marina Hotel, 47, Loch Promenade, Douglas, Isle Of Man, IM1 2lz
The proposal involves converting a long-vacant, dilapidated six-storey former hotel in the Douglas Promenade Conservation Area into nine apartments (four 1-bed, four 2-bed, one 3-bed), including removal of an unsightly box dormer roof, reinstatement of original architectural details like arched window heads and mouldin…
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The officer weighed the regeneration benefits of reusing the long-vacant, dilapidated building's existing fabric and preserving its historic frontage as strongly outweighing conflicts with policies fa…
Strategic Policy 1
Promotes reuse of sites and buildings, efficient use of sites, and proposals utilising existing infrastructure. Officer found reusing existing fabric rather than demolition weighs significantly in favour.
Strategic Policy 2 - Priority for new development to identified towns and villages
Promotes development within existing settlements. Applied to support town centre regeneration.
Environment Policy 35
Preserve or enhance Conservation Areas. Front elevation works including windows, doors, detailing enhance character; roof no worse than existing; overall preserves and enhances.
Environment Policy 43
Supports proposals to regenerate run-down urban areas using sound built fabric. Key factor for approval despite hotel loss.
Housing Policy 5
Requires 25% affordable housing for 8+ units. Normally requires commuted sum but waived exceptionally due to independent viability evidence showing sub-6% margins unviable, low sum amount, and regeneration benefits.
Transport Policy 1
Best use of existing infrastructure. Sustainable location justifies parking relaxation.
Transport Policy 7
Parking standards relaxed in town centre near public transport.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Front elevation windows
The front elevation windows shall be installed in full accordance with 'DWG 2023-164-014 PROPOSED WINDOW & DOOR SCHEDULE' and retained as such thereafter. For the avoidance of doubt windows Type 3 through to Type 12 shall all be installed in sliding sash as detailed and retained as such thereafter.
Front elevation door
The front elevation front door shall be installed in full accordance with details shown on 'Drg 2023-164-015 Main Door Detail' and retained as such thereafter.
Rear elevations finish
The external finish of the rear elevations of the building shall be finished in white or other colour first submitted to and approved in writing by the department, and shall be retained thereafter.
Bicycle parking
Bicycle parking shall be provided prior to the occupation of the first apartment and shall be provided in full accordance with the details shown on 'DWG 2023-164-009 PROPOSED UPPER & LOWER GROUND FL PLAN' and bike rack specification brochures and retained available for cycle parking at all times.
Refuse storage
Refuse storage shall be provided prior to the occupation of the first apartment and shall be provided in full accordance with the details shown on 'DWG 2023-164-009 PROPOSED UPPER & LOWER GROUND FL PLAN' and retained unobstructed and available for refuse and bin storage at all times.
Demolition limits
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.
Front elevation finish
The front elevation of the building shall be finished in full accordance with 'DWG 2023-164-012 PROPOSED ELEVATIONS & SECTIONS' within 12 months of the final apartment being first occupied and retained as such thereafter.
Basement escape routes
Prior to first occupation of the basement accommodation hereby approved, the escape routes shall be provided in full accordance with those details shown on drawing no's 2023-164-09 and 2023-164-018 (date published 02 May 2025) and retained permanently clear and free of obstruction thereafter.
In support conditional on flood issues resolved and accepting cycle storage shortfall balanced against regeneration benefits of bringing dilapidated building back into use.
Do not oppose; accept no parking due to sustainable location and constraints, cycle storage at 11 spaces maximum feasible, no road safety issues.
Do not oppose subject to conditions for basement escape routes and services fed from above.
Accept viability evidence supports unviable scheme with sub-6% margins justifying commuted sum relaxation, considering regeneration benefits.
DOI Public Estates and Housing requests a Section 13 Agreement for a Commuted Sum in lieu of 2.25 affordable housing units due to refurbishment constraints; DOI Highways initially requests further information on parking and cycle storage but ultimately raises no objection after r…
Key concern: financial viability and commuted sum requirement for affordable housing
DOI Public Estates and Housing Division
Conditional No ObjectionIf it is accepted that the speculative margin in this particular project may be less than the 6% lower level as noted above, then the Planning Committee may determine that a Commuted Sums should not be sought in this case.; Bell Burton's considered opinion is that subject to the noting of the observations and assumptions set out in this report the Applicants assessment of a sub-economic return of 4 - 5% is not an unreasonable one
Conditions requested: Section 13 Agreement for Commuted Sum in lieu of 2.25 affordable units; Commuted Sum payable in three equal instalments after completion/sale/renting of seventh, eighth and ninth apartments; Written confirmation of providing finishes (floor coverings, curtains/blinds, kitchen appliances) to apply finishes credit
Highway Services Division
No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal.; Cycle storage has been increased from the original provision of 8 to current proposal of 11 spaces.
Highway Services Division
ObjectionA separate transport statement should be submitted for the application addressing accessibility and connectivity of the development; Recommendation: Request further information / revisions.
Conditions requested: Separate transport statement; Increase bicycle storage to Manual for Manx Roads minimum; Redesign access to cycle storage; Gated/fenced access to cycle storage
Douglas Borough Council
Conditional No ObjectionThe Council would ask that the applicant considers the security of the bike store including the installation of motion sensitive lighting.; Although the Council is disappointed that the applicant has been unable to fully comply with the guidance within the Manual for Manx Roads... this shortfall has been balanced against the benefits
Conditions requested: Improve security of bike store including motion sensitive lighting; Resolve all flood related issues to DOI satisfaction prior to approval
