**Document:** Officer Report **Application:** 25/90615/B — Installation of external ventilation terminals to front, side and rear elevations to in connection with internal alterations to create additional bedroom accommodation at first and second floor levels **Decision:** Permitted **Decision Date:** 2025-09-08 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/32793-braddan-british-hotel-north-quay-alteration/documents/1113825 --- # Officer Report **Application No.:** 25/90615/B **Applicant:** Mr Martin Thompson **Proposal:** Installation of external ventilation terminals to front, side and rear elevations to in connection with internal alterations to create additional bedroom accommodation at first and second floor levels **Site Address:** British Hotel North Quay Douglas Isle Of Man IM1 4LB **Planning Officer:** Russell Williams **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 27.08.2025 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions - C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. - C 2. Where installed, the ventilation terminals shall be coloured matched to the walls and roof finishes and shall remain as such unless otherwise agreed in writing by the Department. Reason: In the interest of the character and appearance of the building and surrounding area. This application has been recommended for approval for the following reason. The proposals will facilitate the re-configuration of the internal room arrangement, which in turn will improve the accommodation offering within the Hotel and thus benefit the local tourism economy. Although there will be as degree of harm to the character and appearance of the building, the benefits association with improving the standard of accommodation are considered to outweigh the limited harm identified. The proposals are considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan and Section 18(4) of the Town and Country Planning Act (1999). Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped 19 June 2025: Existing Plans 25-112-01A Existing Elevations 25-112-02A Proposed Plans 25-112-03A Proposed Elevations 25-112-04A Location Plan 25-112-05A Site Plan 25-112-06A _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas City Council - No objection DOI Highway Services - No objection _________________________________________________________________ Officer’s Report 1.0 THE SITE - 1.1 The application site is The British Hotel, North Quay, Douglas which is a Public House located to the northern side of the highway. The building is an attractive, arts and crafts era, Tudor revival building with original detailing on the front and side elevations. - 1.2 The building has a timber balcony on the front elevation which is central to the building and wooden bay windows either side on the first and second floor. 2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the installation of new intake and extraction terminals to the external elevations of The British Hotel, North Quay, Douglas. - 2.2 The terminals are required in relation to the installation of new bathrooms and the reconfiguration of rooms within the building. - 2.3 The ventilation terminals will be coloured matched to the walls and roof. The internal alterations do not require planning permission. ## - 3.0 PLANNING POLICY 3.1 The application site is in an area identified as 'Predominantly Shopping' and also within the Douglas North Quay Conservation Area. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." 3.3 Environment Policy 35 states: 'Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development'. ## - 4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". - 5.0 PLANNING HISTORY 5.1 17/01283/B - Installation of replacement bay windows to front elevation- Approved 6.0 REPRESENTATIONS 6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Douglas City Council - No objection DOI Highway Services - After reviewing these Applications, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site is in a sustainable location in Douglas centre. 6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT 7.1 The key considerations in the determination of the application 7.2 The key considerations in the assessment of the application are the impacts upon the character and appearance of the property and the Conservation Area in general. 7.3 The installation of the vents will materially impact upon the appearance of the building, but the impact upon the wider Conservation Area will be negligible. Having regard to Section 18(4) of the Town and Country Planning Act (1999), the application will preserve the character or appearance of the Conservation Area". 7.4 The vents will be visible from public vantage points but being coloured matched to the elevation render and roof tiles, they will not appear overly incongruous. The level of harm to the character and appearance of the building is therefore considered to be limited and acceptable. ## - 8.0 CONCLUSION 8.1 The proposals will facilitate the re-configuration of the internal room arrangement, which in turn will improve the accommodation offering within the Hotel and thus benefit the local tourism economy. Although there will be as degree of harm to the character and appearance of the building, the benefits association with improving the standard of accommodation are considered to outweigh the limited harm identified. 8.2 The proposals are considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan, together with Section 18(4) of the Town and Country Planning Act (1999), and it is recommended that permission is granted. ## - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). 9.2 Article A10 sets out that the right to appeal is available to: - o Applicant (in all cases); - o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and - o any other person who has made an objection that meets specified criteria. 9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): - o any appellant or potential appellant (which includes the applicant); - o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; - o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and - o in the case of a petition, a single representative. 9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal. Decision Made : Permitted Date : 28.08.2025 Determining Officer Signed : S BUTLER Stephen Butler Head of Development Management Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/32793-braddan-british-hotel-north-quay-alteration/documents/1113825*