27, North Quay, Douglas, Isle Of Man, IM1 4le
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Environment Policy 30
General presumption against demolition of Registered Building. Requires assessment of building condition, repair costs relative to importance/value, efforts to retain in use, merits of alternatives. Objector argues all criteria ignored; no survey/costings submitted. Senior Registered Buildings Officer notes substantial harm from No.28 loss but offset by No.27 enhancement.
Strategic Policy 4
Proposals must protect/enhance fabric/setting of Registered Buildings and Conservation Areas. Cited in previous refusals and current objections.
Environment Policy 35
Within Conservation Areas, only development preserving/enhancing character/appearance permitted. Senior RB Officer assesses replacement No.28 as increasing massing but variety of forms maintains CA character; objectors disagree.
General Policy 2
Cited in previous refusal for Area Plan East UEP3/4 and Strategic Plan SP4/SP5.
POLICY RB/6 DEMOLITION (PPS 1/01)
Special interest of registered buildings important in vernacular/functional buildings. Inspector previously noted No.28 as unique survivor.
DNOC - no objections subject to conditions restricting ground/basement to non-residential use due to tidal flooding risk, and details of FRA
Department of Infrastructure Flood Risk Management Division issued DNOC, noting the site is subject to regular tidal flooding. Douglas City Council provided a commuted sums calculator but no explicit planning recommendation.
Key concern: development is in area that is subject to regular tidal flooding
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionWhilst the Flood Risk Management Department has no objections to this application we would like to point out that the development is in area that is subject to regular tidal flooding.; DNOC; Suggest a planning condition that the ground & basement floors can not be changed to residential accommodation as it would be a flood risk & to condition the details of the FRA
Conditions requested: ground & basement floors can not be changed to residential accommodation; condition the details of the FRA
Douglas City Council
No Comment10 - 2 bed flats; 10 x 2 = 20 people; 10 x 64 sq m = 640 sq m; Total Commuted Sums £52,732.00
