29 March 2010 · Planning Committee
Former Site Of Cliff Lodge, Switzerland Road, Douglas, Isle Of Man, IM2 4nf
The proposal involved demolishing the dilapidated Cliff Lodge, a two-storey building dating to 1911 converted into a cottage and two apartments, which had been subject to a Prohibition Notice due to cliff instability, rockfall, structural issues, damp, rot and woodworm, making it beyond economic repair.
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The officer assessed demolition under Policy CA/6 of PPS1/01 and ENV39, noting the existing building 'contrasts markedly with its neighbours' and 'does not make a positive contribution...
Environment Policy 35
Requires development in Conservation Area to preserve/enhance character/appearance and protect special features. Officer found replacement building enhances via scale fitting between hotel/terrace, modern design respecting context, not projecting above ridges.
Environmental Policy 39
Presumption to retain positive contributors; applied via CA/6 criteria assessing condition/efforts to retain/use. Existing building not positive per Inspector, demolition justified by uninhabitability/cliff issues/outdated standards.
Environment Policy 42
New development to reflect locality character/avoid inappropriate backland. Proposal fits transition scale between tall hotel/domestic terrace, enhances streetscene.
General Policy 2
Requires satisfactory amenity standards. Achieved via windows to road/terraces, no cliff-facing lightwell, parking/refuse; no significant neighbour harm.
Transport Policy 7
Requires parking per Appendix 7 standards (6 spaces needed, 3 provided); relaxed for CA benefit/town centre sustainable transport, per exceptions, supported by Inspector.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the demolition of existing dwellings and erection of three townhouses with associated parking as shown in drawing numbers: 0610/PL001 Rev A and 0610/PL002 Rev A (part superseded by Planning Officer) date stamped 14th October 2009, 0610/PL003 date stamped 12 March 2010 and 0610/PL003 Rev A date stamped 17 March 2010.
Construction Method Statement
No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for: i. the parking of vehicles of site operatives and visitors ii. loading and unloading of plant and materials iii. storage of plant and materials used in constructing the development iv. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate v. wheel washing facilities vi. measures to control the emission of dust and dirt during construction vii. a scheme for recycling/disposing of waste resulting from demolition and construction works viii. a scheme for the stabilisation of the cliff face.
Access construction
No residential unit hereby permitted shall be occupied until the vehicular and pedestrian means of access have been constructed in accordance with the approved plans. Those means of access shall thereafter be kept available at all times for their respective purpose.
Revised car parking and bicycle storage
Prior to the occupation of the development, a revised car parking layout, which deletes a car parking space and includes a bicycle storage area, shall have been submitted to and approved by the Planning Authority. Thereafter no residential unit hereby permitted shall be occupied until the car parking, manoeuvring areas and bicycle storage area have been provided in accordance with the approved plan, and those areas shall thereafter be kept available at all times for their respective purposes.
Bin storage
No residential unit hereby permitted shall be occupied until the bin storage facilities have been provided in accordance with the approved plans, and those facilities shall thereafter be kept available at all times for their designated purpose.
Materials approval
No development shall take place until samples of the facing and roofing materials to be used shall have been submitted to and approved in writing by the Planning Authority and these works shall be carried out in accordance with the approved details. The development shall be carried out in accordance with the approved details.
no objection
No objection
certainly an improvement over the earlier schemes
