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Application No.: 08/00133/CON Applicant: Heron \& Brearley Limited Proposal: Registered Building consent for alterations to Douglas Hotel (in association with 08/00132/GB) Registered Building Nos. 186 Site Address: Douglas Hotel 48 North Quay Douglas Isle Of Man IM1 4LA ### Considerations Case Officer: Mr S Moore Expected Decision Level: Planning Committee ### Written Representations Seacliffe Old Castletown Road Ballaveare Braddan Interest expressed ### Consultations Consultee : Manx Electricity Authority Notes: Note received Consultee : Manx National Heritage Notes: Note received Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes :
The application site comprises of the Douglas Hotel, which was originally built in 1758 and is a Registered Building (RB 186). The substantial, four storey, 5 bay former public house is located on the North Quay, Douglas, within the North Quay Conservation Area.
The application is proposing substantial internal works to create a Public House at Ground Floor level with Function Room, Conference Facilities and 2 Self Contained Flats above. This application is in association with 08/00132/GB - Alterations and retention of Douglas Hotel and the demolition and
redevelopment of The Farmers and The Clarendon Hotel to include creation of five self contained apartments.
The existing concrete roof tiles are to be replaced with natural slate. The roof structure will be repaired or replaced as found necessary.
The existing windows are to be individually examined and assessed and replaced as necessary with timber (painted) windows to the original design and type or as otherwise agreed with the Conservation Officer.
The proposed front elevation shows that the existing door on the left hand side will be altered to create a window aperture.
The existing external fire escape on the west facing elevation of the building will be removed; while, the fire exit will be converted into a window aperture.
Two new door openings will be created on the rear elevation of the building.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: Strategic Policy 4 and Environment Policy 32.
Environment Policy 32 states that "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
Section 16(3) of the Town and Country Planning Act 1999 states that "In considering whether to grant planning approval for development which affects a registered building or its setting, or whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses."
Within the Planning Policy Statement 1/01, the following policies are considered to be relevant in the determination of this application: Policy RB/5
Policy RB/5 states that "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
The following previous applications are considered relevant in the consideration of this application:
99/00824/B - Creation of new fire escape, The Douglas Hotel, North Quay, Douglas - granted 00/01330/B - Conversion of public house to offices - refused at appeal 00/2389/B - Alterations and refurbishment of public house with extension into adjoining retail unit and creation of two additional living units on upper level - granted 03/01111/B - Alterations to, and amalgamation of three properties to form a public house and residential hotel - granted 04/01754/CON - Registered building consent for alterations to, and amalgamation of three properties to form a public house and residential hotel - (in association with PA 03/01111/B) - Split Decision
Manx National Heritage notes that the Douglas Hotel is a Registered Building and suggests that is exterior appearance, internal arrangement and fittings (where they survive) and vaulted cellars are of significant importance. They also note that the proposal require significant loss of masonry forming the east gable on the ground and first floor of the Douglas Hotel contiguous with the former IOM Farmers premises.
Standard Comments have been received from the Manx Electricity Authority. A resident of Port Soderick welcomes the proposal as the regeneration of this are is long overdue and can only enhance the area. However, it is disappointing that demolition and rebuilding is required to make the development commercially viable. He also suggests that a condition is attached to the approval that the accommodation may only be occupied by employees of Heron and Brearley.
As this application is for the alteration of the registered property, the application has been considered with particular thought to Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01.
The Douglas has been altered internally at least two periods in its recent history. The existing second floor layout is a result of alterations in 1935 by architects Lomas and Barrett. These works are in addition to alterations to the Ground and first floor in 1895 - clearly there is little 'original' fabric remaining other than perhaps floors, staircase and outer masonry walls, but that which remains should be preserved for the future.
To start with the positives, this proposal will result in the re-use of the building which currently lies empty. The external envelope of the Registered Building is, with the exception of some minor amendments, remaining as it is. Those minor amendments include the punched holes in the gable between The Farmers and The Douglas Hotel, the infilling of the door on the left hand side of the front elevation and its replacement with a window to match the remainder of the elevation. This is undoubtedly a positive. The addition of the door to the rear is neutral in its impact.
The remainder of the proposals entail a substantial amount of removal of internal, registered fabric including all timber floors above Ground Floor level, all internal partitions and the entire roof structure. The formation of the new openings in the gable wall of The Douglas is also a concern as it removes substantial amounts of the registered fabric in an area which formerly contained fireplaces. This will mean that there are flues in the walls above these sections which would need to be dealt with. This does not appear to have been considered in this application. I am concerned that this amount of removal of the gable-end in terms of the removal of registered building fabric and the gable's stability, although I am aware that a Structural Engineer has prepared this application.
The Existing Roof & Attic Floor Plan is annotated to state that the roof is rotted and to be removed and replaced. Experience with buildings of this age and construction would lead one to expect that there may be issues with rotten purlin, rafter and principle truss ends where the timber is embedded within the wall. As the building is registered, it is considered that these issues should be dealt with as sympathetic repair rather than a wholesale approach of replacement as proposed within this application.
It is noted that the structural engineer's report refers to: 'All timber window lintols have woodworm and replacement proposed.' Replacement of the windows is mentioned on the Planning Application, but not on the Registered Building Application. I will seek copies of the Planning Application Proposed Elevations for inclusion in the Registered Building Application information.
To sum up, as I understand these proposals, the only remaining historic fabric will be the major structural masonry walls and some of them will have fairly major interventions. This is not a sympathetic approach to altering a Registered Building.
Policy RB/5 Alterations and Extensions states:
The proposals are in the main, not well justified in the accompanying Structural Engineering Report. Given the status of the building, it is expected that the approach to its alteration and extension be sympathetic, something this application is not. It is considered that these proposals do not respect the Registered status of the building, neither do the proposals protect or enhance the character of the Registered Building.
RECOMMENDATION:
It is recommended that this application be refused for the above reasons.
The Department of Transport, Manx National Heritage and the local authority are, by virtue of The Registered Building Regulations 2005, paragraph 8 (5) (c), (d) and (e), considered "interested persons" and as such should be afforded party status.
The comments from Manx Electricity Authority are not a material consideration and should not be afforded party status in this instance.
Mr Jessop of Seacliffe, Old Castletown Road, Port Soderick, given his distance from the application site is not granted Interested Party Status under the provisions of Planning Circular 1/06.
In summary, it is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Accordingly the following parties are not afforded interested party status:
6 August 2008
08/00133/CON
Recommended Decision: Refused
Date of Recommendation: 09.07.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The proposed alterations would be contrary to Environment Policy 32 of the Isle of Man Strategic Plan 2007 and Policy RB/5 of Planning Policy Statement 1/01 in that the proposed works are not sympathetic to the registered building, which does not protect or enhance the character of the registered building. Furthermore, the application does not provide sufficient evidence to justify the level of works required in order to renovate the building.
Decision Made : Committee Meeting Date :
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