**Document:** Planning and Design Statement **Application:** 14/01288/GB — Conversion of ground floor retail space into three separate units for class 3 use (food and drink) and erection of external access ramp to front elevation (in association with 14/01289/CON) **Decision:** Permitted **Decision Date:** 2014-12-18 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/35535-braddan-douglas-hotel-clarendon-conversion/documents/1345373 --- # Planning and Design Statement Andrew Bentley RIBA Chartered Architect 8 Ravens Wharf South Quay Douglas Isle of Man IM1 5BT Planning and Design Statement vi Project: Access ramp to and Subdivision of Douglas Hotel/Clarendon Hotel, North Quay, Douglas. Project no: 1421-DC Date: November 2014 RECEIVED ON 10 NOV 2014 DEPARTMENT OF INFRASTRUCTURE RIBA membership number 10802696 ARB registration number 068092C Registered with the Isle of Man Register of Architects Access Ramp to and Subdivision of Douglas Hotel/Clarendon Hotel, North Quay, Douglas Planning and Design Statement Contents 1.0 Site and Surroundings 2.0 Planning History and Policy 3.0 Access and Bin Storage 4.0 Environmental Health 5.0 The Proposal 6.0 Summary ### 1.0 Site and Surroundings 1.1 The site is partly occupied by the former Douglas Hotel, a registered building which has been retained, and a new building on the site of the former Clarendon Hotel. 1.2 The application concerns the ground floor part of the combined building which is not occupied by the access to the office on the floors above. 1.3 The site is roughly level with external ground level approximately 200mm higher than ground floor level at the rear and about 200mm lower at the front. 1.4 The area to the front of the Douglas Hotel is within the ownership of the building’s owner up to the front elevation of the Clarendon Hotel. ### 2.0 Planning History and Policy 2.1 The project received planning permission for a large unit in planning application PA11/01383/GB. 2.2 Part of the ground floor is within the curtilage of the registered building, and therefore the proposal must not detrimentally affect the character of the building in accordance with Environment Policy 32 of the strategic plan. 2.3 The property is located within the North Quay Conservation Area and any external changes will 3 be expected to preserve or enhance the character of the conservation area in accordance with Environmental Policy 35 of the Strategic Plan 2.4 The proposal will be subject to general policy 2 of the Strategic Plan. 2.5 The area is part of an area designated as predominantly shopping in accordance with the 1998 Douglas Local Plan. 3.0 Access and Bin Storage 3.1 The proposal will use the same access door and bin storage area as proposed in PA11/01383/GB. 4.0 Environmental Health 4.1 A duct for kitchen extract ventilation is already in place within the building. 5.0 The Proposal 5.1 The building's owner has decided that the subdivision of the ground floor into three smaller units will be a more viable proposition than a single large unit. 5.2 The preferred subdivision is to have two units on the front elevation facing the harbour, each with its own set of bifold doors, and a third unit to the rear. 5.3 At present level access is only achievable through two doors, one at the rear and one to the side in Harris Lane. 5.4 Building a ramp in front of the Clarendon has been discounted as it would compromise the bi-fold doors and any possible outdoor seating area. This area is also outside the ownership of the building's owner. 5.5 The installation of an internal ramp has been discounted as the owner does not want to lose the floor space and because the in a brand new concrete slab in place. 5.6 The proposed location for the ramp is within the owner's land ownership, does not affect the pavements and does not cause the loss of an excessive amount of internal space. 5.7 The proposal is to build a dwarf wall to the same level as the damp proof course on the front elevation of the Clarendon Hotel. This wall will hide the ramp. On top of the dwarf wall will be fixed railings to match those on the front of the Douglas Hotel entrance. Handrails will then be fixed to the front of the Douglas and the new railings. The proposal will not adversely affect the Douglas Hotel's structure and can be easily reversed. 5.8 The proposed use of the three units is as class 3 in accordance with schedule 4 of the Permitted Development Order 2012. 5.9 The rear unit of proposed as a coffee shop and therefore a limited amount of takeaway produce is expected. ### 6.0 Summary 6.1 The proposal is in accordance with the land use zone identified in the Douglas Local Plan. 6.2 The proposed ramp has been designed so as not to detract from the conservation area or the registered building. ## Drawing Issue Register [Table omitted in markdown export] Client: Heron & Brearley Project: Douglas/Clarendon Project#: 1421-DC Work stage: Planning Planning Approval Building Control Tender/Contract ## Andrew Bentley RIBA Chartered Architect 8 Ravens Wharf, Douglas, IM1 5BT Tel: 07624 482130 email: andrew@bentley.im RECEIVED 04 JUN 2001 Distribution: e = electronic [Table omitted in markdown export] --- *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/35535-braddan-douglas-hotel-clarendon-conversion/documents/1345373*