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PROPOSED ALTERATIONS AND REDEVELOPMENT, "DOUGLAS HOTEL"/ "FARMERS" / "CLARENDON HOTEL" SITE NORTH QUAY, DOUGLAS.
FOR HERON \& BREARLEY LTD. 16th JANUARY 2008
The site comprises the Douglas Hotel, The Isle of Man Farmers former premises (49, North Quay) and the Clarendon Hotel.
All three properties are owned by the applicants, Heron \& Brearley Ltd.
Heron and Brearley were granted detailed planning consent under PA 03/1111/B and for the amalgamation of the three properties into one residential hotel with licensed bars. Following detailed appraisal and costings however, and with uncertainty as to the likely nature of the redevelopment of the "Bus Station" site, it was evident that the proposal for hotel "guest" bedrooms would not be a viable one, and Heron \& Brearley decided against proceeding with the proposal. At the same time, Heron \& Brearley have received Structural Engineer's and Cost Consultant's reports advising against the viability of further structural alterations to the Clarendon and Farmers buildings and with advice that these two buildings should be demolished and rebuilt.
There is further reference to these reports in Holmes Grace's letter dated 20th December 2007 to Mr. Stephen Stanley, Planning officer.
a) The Douglas Hotel. "The Douglas" is currently a public house with management accommodation over. It is thought that alterations were carried out, particularly on the upper floors, during the 1950's, to provide hotel bedroom accommodation, but that it is 30 years or more since hotel guests have been accommodated. "The Douglas" is a registered building, a particular feature being the vaulted cellars at rear of the basement. These vaulted cellars will not be affected or compromised by the present proposals.
Very little external change is proposed, but the circa 1970's concrete roof tiles to the main building, will be replaced with natural dark-grey slate, and the scheme will include for putting the building into good state of repair internally and externally, liasing with the D.L.G.E. Conservation Department. The Brewery would wish to reinstate the windows in timber, to the original pattern if this can be ascertained, again after discussion with the Conservation Officer.
In earlier planning applications, concern was expressed about the close proximity of a new lift shaft and it's pit, to the cellar vaults. The present, scheme includes a new lift in 'The Douglas' but this has been located well away from the area of the vaults. b) Former Isle of Man Farmers premises.
This building was, up to its recent purchase by the Brewery, shop and office premises for the Isle of Man Farmers, before that company relocated its shop to Ballalough, Richmond Hill. The building has had a long retailing history and has undergone a number of internal structural alterations over the years. The present scheme proposes the demolition of the building and rebuilding in similar external character as the existing. c) Clarendon Hotel
The Clarendon has been operated as a public house with management accommodation over, for many years. The building has seen a number of internal structural alterations over the years, and Messrs. Holmes Grace report concerns about the viability of carrying out further major structural works to accommodate the new layout and additional loadings now proposed. Consequently the present scheme proposes the demolition of "The Clarendon"with "The Farmers" building and rebuilding in the same character as existing.
The application now, is for planning consent in detail for the retention of the Douglas Hotel and the demolition and rebuilding of the "Farmers" and Clarendon Hotel buildings, all to form a development comprising public house licensed bars on two levels ( ground and first floor ), function room/ conference facilities ( within The Douglas Hotel ) and five self contained apartments.
The cellarage will be within the redeveloped and waterproofed basements below the Farmers and Clarendon areas.
The apartments (on the second and third floors) will be for management and staff for the new development, and management for other nearby lock-up licensed premises owned and operated by Heron and Brearley but which do not have living accommodation (Railway Hotel, Prospect Hotel, C'est La Vie).
In line with Heron and Brearley's policy, the public areas of the new development will be fully covered by C.C.T.V. internally and externally, following discussion with The Police.
Following detailed appraisal the Brewery decided last year, to sell the Forresters' site and to concentrate on a major redevelopment of the Douglas-Farmers-Clarendon.
Planning consent had been obtained for the Forresters site ( P.A.05/01667/B On Review) for a proposal which included for management apartments.
The scheme as now presented has been budget costed in excess of £ 3,500,000. Heron \& Brearley are confident of the viability of the scheme, but the costings are on the basis of the demolition and rebuilding of the Clarendon and Farmers buildings.
Holmes Grace have reported their concerns arising out of the present structural condition of the buildings and the likely structural hazards which would be encountered if contractors were to be required to undertake the necessary alterations whilst retaining the external walls.
Contractors would undoubtedly see having to maintain the existing structures as representing a high risk factor from the point of view of potential uncontrolled collapse and with high cost and safety implications/procedures. There would also be restrictions in maintaining and working within the necessary temporary support structures. The risks would result in a high cost - premium being added to tenders, and which would not be recoverable.
Additionally, it is proposed that the "working cellars" should be in the basements below the Clarendon and the Farmers.
The existing cellars are susceptible to flooding and there would be practical problems in attempting to "waterproof tank" the existing cellar structures. A "new build" cellar can however be effectively and economically waterproofed.
All cost appraised has indicated that striving to maintain the existing structure would make the project not viable.
The proposed new replacement buildings will retain the character of the Quayside and the applicants are confident that the proposal will make a very beneficial and positive contribution to the success of the rejuvenation and improvement scheme for the North Quay.
The Brewery's proposals fully meet the conditions for demolition within conservation areas under policy 7.32 of the Isle of Man Strategic Plan.
It is not possible to provide any car parking within the proposed scheme given the restrictions of the site and the Registration of the Douglas Hotel.
The application includes five self-contained apartments which will be for management staff.
There is of course presently management accommodation in the Clarendon and Douglas Hotel whilst there were formerly shop staff and office staff engaged at the Isle of Man Farmers building when that building was in operation.
The residential apartments will secure the future preservation of the Douglas Hotel and justify the expenditure on the scheme as a whole for the benefit of the Conservation Area in accord with the grounds for relaxation of car parking standards a, b, c and d, footnoting A75.1 of the Isle of Man Strategic Plan, and also Strategic Policy 12.
Heron and Brearley have full Licensing Court approval for the scheme as approved under PA 03/1111/B and 04/1754/CON which so far as the licensed areas are concerned is very similar to the present proposal.
Heron and Brearley are confident that the proposals will make a very positive contribution to the character and regeneration of the North Quay.
It will add to the vitality of the area and be of benefit to the conservation area, and will be welcomed by local residents and by tourists.
The apartments will fully utilise the buildings and justify the refurbishment of the Douglas Hotel and secure the viable future of the Registered Building.
[Signature]
PARTINGTON, NIXON & KINRADE
1 C.S.T. Nixon
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