24 March 2009 · Delegated - Acting Senior Planning Officer
15, North Quay, Douglas, Isle Of Man, IM1 4le
The site at 15 North Quay, Douglas, currently holds a mixed-use building with retail on the ground floor and residential above, zoned mixed-use town centre and within a Conservation Area. The proposal sought to demolish this building and replace it with a new 5-storey dwelling (15.3m high, 4.85m wide, 14.9m long on low…
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The officer split the assessment into demolition justification and replacement building acceptability within the Conservation Area.
General Policy 2
Requires development to respect local character. Officer found proposal's height, design, massing, and appearance introduce prominent incongruous feature failing to preserve/enhance Conservation Area, directly contrary to policy.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Proposal's modern design, excessive height, flat roof/terraces, and glazed facade at odds with neighbours, creating detrimental streetscene feature; no enhancement demonstrated.
Environmental Policy 39
Presumption to retain buildings positively contributing to Conservation Area. No evidence of repair costs, marketing efforts, or failed use retention attempts per RB/6 criteria; recent 08/01764/B approval shows viable residential reuse without demolition.
Housing Policy 6
Residential on zoned land acceptable per area plan brief. Principle ok, but design not innovative in Conservation context.
Do not oppose. No parking provision provided however this is a conservation area with residents parking permits available.
Douglas Borough Council objected to the planning application on the grounds that the proposed new dwelling would not be in keeping with the adjoining buildings.
Key concern: would not be in keeping with the adjoining buildings
Douglas Borough Council
Objectionthe committee agreed to raise an objection on the grounds that it would not be in keeping with the adjoining buildings
