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.
