24 November 2022 · Delegated - Principal Planner Jason Singleton
Trevelyan, 18, Palace Terrace, Douglas, Isle Of Man, IM2 4ne
The application proposed demolishing most of the existing six-storey mid-terrace hotel at 18-19 Palace Terrace on Queens Promenade, Douglas, while keeping the front facade intact, building a new rear structure of matching height, and creating a basement car park with bicycle storage for 15 apartments.
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The proposal fails the Section 18(4) test of the Town and Country Planning Act 1999 as it neither preserves nor enhances the character and appearance of the Conservation Area; the front facade is a ke…
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character and appearance. Officer assessed that proposal fails due to lack of evidence facade retention won't harm structure or streetscene, and parking access alters key facade element at eye level, negatively impacting the uniform terrace.
Environmental Policy 39
General presumption to retain buildings positively contributing to Conservation Areas; supporting text (7.32.2) considers condition, repair costs, retention efforts, alternatives. No sufficient evidence provided on these criteria despite hotel in use; previous similar refusal cited.
Housing Policy 17
Requires pleasant clear outlook from principal rooms in flats. Rear apartments fail as outlook to steeply rising cliff is not 'pleasant' or 'clear' with low light; rebuilding rear does not improve this.
request additional details be provided regarding several items; later no opposition subject to condition for access and layout
do not object to the proposal subject to a condition which would demonstrate that the front façade of the property could be safety maintained
no concerns regarding the proposal
section 13 agreement would be required for Affordable Housing
may be bats and nesting birds; request condition for bat and nesting birds survey prior to demolition
Highways requests revisions due to multiple access and parking deficiencies; Registered Buildings Officer recommends refusal over inadequate justification for demolition in Conservation Area; DEFA Biodiversity requests bat and bird assessments. Other consultees raise affordable housing and open space requirements without objection to the principle.
Key concern: inadequate justification and structural evidence for partial demolition harming Conservation Area character
HIGHWAYS DEVELOPMENT CONTROL
Conditional No ObjectionRecommendation: Request additional information/revisions.; the minimum visibility requirement is 2.4m x 43m; gradient should be no steeper than 4% (1:25)
Conditions requested: increase access width to minimum 3.4m for pedestrian access; provide sections and gradient of access ramp no steeper than 4% (1:25); provide amended visibility splay drawing to nearside kerblines; reduce height of frontage walls and piers to maximum 600mm; increase bicycle parking to one per bedroom with storage details; increase parking spaces to 2.6m x 5m minimum with 10% disabled spaces and 10% EV charging; Section 109(A) Highway Agreement required post-consent; separate Traffic Regulation Order for parking suspension
Principal Registered Buildings Officer
ObjectionRecommendation: Refuse; Façadism has not been conservation best practice for about 20 years; the application fails to justify the demolition nor provide any security that the entire building isn't at risk
DEFA Ecosystem Policy Team
Conditional No Objectionassessments for both [bats and nesting birds] are required prior to demolition; content in this instance for a bat assessment to be undertaken prior to demolition and conditioned on approval
Conditions requested: bat assessment prior to demolition (conditioned on approval); preliminary bat assessment report with avoidance/mitigation measures for approval; if suitable or evidence found: further surveys or precautionary demolition methods; include nesting bird mitigation if evidence found
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society OBJECT to this application.
Department of Infrastructure Public Estates and Housing Division
No Objectionrequest that consideration be given... to include a requirement... for the applicant to enter into a Section 13 Agreement
Conditions requested: Section 13 Agreement for 25% affordable housing or equivalent Commuted Sum
Douglas Borough Council Environment & Regeneration Department
No CommentDouglas Borough Council has no objections [to other apps]. With regards to... PA 22/00230/B... would like to consider this application at a meeting... on May 16th
Douglas Borough Council Head of Parks
No ObjectionThis development would be subject to a section 13 agreement... charge... £9,900
Conditions requested: section 13 agreement for off-site open space provision £9,900
