24 March 2009 · Acting Senior Planning Officer
15, North Quay, Douglas, Isle Of Man, IM1 4le
The site at 15 North Quay is in a mixed-use town centre location and Douglas Conservation Area. The proposal involved demolishing the existing building (previously used as shop with living accommodation) and replacing it with a new five-storey dwelling measuring 4.85m wide, 14.9m long, and 15.5m high to ridge, featurin…
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The officer assessed the proposal in two parts: demolition and replacement design. For demolition, no proper assessment justified it under Environment Policy 39 and CA/6, as the applicant provided no …
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character/appearance and protect special features. Officer found replacement neither preserves nor enhances due to height, gable roof, glazing creating incongruous streetscene feature; demolition harms character without justification.
Environmental Policy 39
Presumption to retain buildings positively contributing to Conservation Area character. No evidence applicant marketed building or assessed repair costs/condition per RB/6 criteria; recent permission for dwelling conversion shows viability, so demolition unwarranted.
General Policy 2
Requires good design/amenity. Replacement's height, massing, design fail as prominent/incongruous, detrimental to visual amenities.
Transport Policy 7
Requires parking per standards, relaxable in town centre per A.7.1 considering location/amenities. No on-site spaces but accepted due to town centre proximity, permits available, though applicant did not fully demonstrate no on-street harm.
Housing Policy 6
Residential ok per area plan brief. Principle of residential use compatible with mixed-use zoning.
Do not oppose. No parking provision provided however this is a conservation area with residents parking permits available.
Has no objection in principle subject to drainage layout approval, compliance with DoT requirements, and communication fee.
Manx National Heritage and Douglas Building Control objected due to inappropriate design and height in the conservation area, while Douglas Drainage Services and Highways Division raised no objections (with conditions from drainage). Andrew Jessopp commented negatively on design but is not a statutory consultee.
Key concern: inappropriate design and height in Douglas North Quay Conservation Area
Manx National Heritage
ObjectionThe proposals are inappropriate in the context of the Conservation Area designation.; his decision should not be seen as supporting generally other proposals for erecting replacement buildings in Conservation Areas
Douglas Drainage Services
Conditional No Objectionhas 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: Details of the drainage layout must be provided to the Borough of Douglas Drainage Department for approval, prior to any work commencing on site; The Drainage layout must comply with The Department of Transports Drainage Divisions requirements; A Communication Fee will be payable to the Department of Transport in respect of this drainage connection; Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation
Douglas Building Control
Objectionthe committee agreed to raise an objection on the grounds that it would not be in keeping with the adjoining buildings
Highways Division
No ObjectionDo not oppose; No parking provision provided however this is a conservation area with residents parking permits available
