15 August 2008 · Planning Committee
Clarendon Hotel, 50, North Quay, Douglas, Isle Of Man, IM1 4la
The site comprises the Douglas Hotel (Registered Building RB 186), former IOM Farmers premises, and Clarendon Hotel on North Quay in Douglas's North Quay Conservation Area. The proposal involved minor external alterations to the Douglas Hotel (e.g.
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The Planning Committee accepted the officer's recommendation to refuse, finding no proper assessment justifying demolition of the Farmers and Clarendon buildings, which contribute positively to the No…
CA/6 Demolition in Conservation Areas
Requires justification for demolition of non-registered buildings contributing to conservation area character, similar to RB/6 criteria (condition, repair costs, retention efforts, replacement merits). Officer found no proper assessment, costings, or marketing evidence; Department's engineer confirmed viability for repair, so demolition adversely affects North Quay CA character.
RB/5 Alterations and Extensions
Presumption against alterations affecting special interest unless justified (why necessary, full impact info). Proposals remove excessive fabric (floors, roof, gable masonry) without sympathetic repair justification; contradicts registered status of Douglas Hotel (RB 186).
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting registered building character. Douglas Hotel works and extension impact setting; unsympathetic internal changes fail to protect historic interest.
Environment Policy 33
Change of use/alterations only if appropriate and non-detrimental to registered building character. Public house/function room changes remove too much fabric without justification.
Environment Policy 35
Permits only development preserving/enhancing conservation areas. Demolition and poor extension design (height, pastiche, balcony) fail this test.
Environmental Policy 39
Presumption to retain positive contributors to CA character. Farmers/Clarendon deemed substantial architectural merit on prominent corner; no evidence they detract.
General Policy 2
Development must respect locality's character/amenities. Extension's scale/massing harms visual amenities.
Welcomes regeneration but disappointed by demolition need; suggests condition restricting apartments to Heron & Brearley employees.
No objection if no alteration/obstruction to small lane between Douglas Hotel and Legion Club.
No objection subject to cellar location tying up with North Quay loading facilities.
No objection in principle subject to conditions on separated surface/foul drainage.
Multiple consultees responded to application 08/00132/GB, with most raising no objection subject to conditions related to utilities, drainage, fire safety, highways, and heritage considerations, while two private individuals objected on heritage, policy, and economic grounds.
Key concern: Significant loss of masonry in Registered Building No. 186 Douglas Hotel
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application
Conditions requested: Applicant must contact the Authority; Contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766) before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6; Contact the M.E.A. Planning Department (Tel. 687781) to discuss the electricity supply for this application
Isle of Man Water Authority
Conditional No ObjectionFor connections to Flats and Apartments the following apply - "Water Supply To Flats And Apartments - Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required
Conditions requested: Applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For connections to Flats and Apartments the following apply - "Water Supply To Flats And Apartments - Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required
Manx National Heritage
No CommentWe note that the Douglas Hotel is a Registered Building, on account of its architectural or historic interest. We would suggest that its exterior appearance, internal arrangement and fittings (where they survive) and vaulted cellars are of significant importance.; We note that the proposals require significant loss of masonry forming the east gable on the ground and first floors of the Douglas Hotel contiguous with the former IOM Farmers' premises.
Borough of Douglas Drainage Services
Conditional No ObjectionDouglas Corporation acting as the agent for the Department of Transport, under the Sewerage Act 1999 has no objection in principle to the above application subject to the following.; It is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses.
Conditions requested: Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation; The surface and foul water drainage from the new extension must be separated; Details of the drainage layout must be provided to the Borough of Douglas Drainage Department for approval, prior to any work commencing on site
Borough of Douglas
Conditional No ObjectionThe committee agreed not to raise an objection to the application providing that there is no alteration or obstruction of the small lane between the Douglas Hotel and the Legion Club building
Conditions requested: Providing that there is no alteration or obstruction of the small lane between the Douglas Hotel and the Legion Club building, which is owned by Douglas Corporation
Isle of Man Fire and Rescue Service
Conditional No ObjectionTHIS APPLICATION FAILS WITHIN THE SCOPE OF THE FIRE PRECAUTIONS (LICENSED PREMISES) ON DER 1997 AND THE FIRE PRECAUTIONS (FLATS) REGULATIONS 1996.; THE APPLICANT IS REQUIRED TO CONSULT THE FIRE SAFETY DEPARTMENT TO DISCUSS AND AGREE ALL ASPECTS OF FIRE SAFETY IN CONNECTION WITH THIS APPLICATION.
Conditions requested: The applicant is required to consult the Fire Safety Department to discuss and agree all aspects of fire safety in connection with this application
Highway Services Division
Conditional No ObjectionDo not object | Subject to cellar location tying up with loading facilities provided on North Quay
Conditions requested: Subject to cellar location tying up with loading facilities provided on North Quay
Andrew Jessopp
No ObjectionIt is questionable if this proposal meets SP5, GP3 and HP11. Certainly the site is in an 'unsustainable' location and the proposed layout of the units appear unsatisfactory from a practical 'living' perspective.
Dr L L A Hanson
ObjectionI formally object to this proposal; The reason for demolition of the Clarendon and the Farmer's building is so 5 flats can be built quick and cheap with no car parking facilities; If a planning application can be made on the ground of cost, which I dispute, then a planning application can be refused on the ground of cost, that is the cost to the Manx economy.
