17 March 2011 · Committee
Clarendon Hotel, 50, North Quay, Douglas, Isle Of Man, IM1 4la
The application sought to alter and partly demolish the Douglas Hotel — a prominent historic building within the North Quay Conservation Area — and to demolish the neighbouring former Farmers Retail Unit and Clarendon Hotel entirely, replacing them with a mixed-use development comprising offices, a public house, and a micro brewery. The site sits in a sensitive conservation area location and the officer's assessment acknowledged that demolishing two buildings in such a prominent position, immediately adjacent to the Douglas Hotel, could be viewed as harmful to the character of the area. The officer considered the proposals finely balanced. The justification accepted was that all the buildings had been in a dilapidated state for a long time and that the economic climate made comparable restoration schemes unlikely to come forward. Highway concerns about delivery vehicle manoeuvring were addressed through amended plans, and a travel plan condition was imposed to manage car use once the offices are occupied. Eight conditions were attached, covering materials approval, window details, archaeological investigation, and the travel plan, reflecting the sensitivity of the conservation area setting.
The Planning Committee approved the scheme on the basis that the long-standing dilapidated condition of the buildings and the difficult economic climate made retention and restoration unlikely. Although demolition of two buildings in the North Quay Conservation Area was acknowledged as potentially harmful, the supporting information provided sufficient justification, and conditions were imposed to protect the character of the retained Douglas Hotel and manage the development's impacts.
RB/5 Alterations and Extensions
Planning Policy Statement 1/01
POLICY RB/5 ALTERATIONS AND EXTENSIONS In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Planning Policy Statement 1/01
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
Condition 1
The development hereby permitted shall commence before the expiration of two years from the date of this notice.
Condition 2
This permission relates to alterations and part demolition of the Douglas Hotel and demolition of remainder of the site to create offices and public house as shown in drawing numbers SC1183/P/00-01, SC1183/P/00-02, SC1183/P/00-03 and SC1183/P/10-00 date stamped 28th June 2010; SC1183/P/12-01 Rev.B and SC1183/P/18-01 Rev A B date stamped 23rd November 2010; SC1183/P/10-01 Rev A, SC1183/P/10-02 Rev A, SC1183/P/11-01 Rev A and SC1183/P/25-01 Rev A date stamped 1st December 2010; Design statement prepared by Savage and Chadwick date stamped 28th June 2010, Letter from J. Kelly of Heron and Brearley dated 14th September 2010, Letter from Mark Grace of Black Grace Cowley Limited dated 17th September 2010, Letter from Stewart Bradley of BB Consulting Engineering with accompanying drawing SK08 date stamped 1st December 2010, Assessment of Historic \& Architectural Interest prepared by Savage and Chadwick date stamped 1st December 2010, Photographic Survey prepared by Savage and Chadwick date stamped 1st December 2010, Structural Appraisal/Feasibility Study prepared by BB Consulting Engineers Limited dated 24 June 2010, Travel Plan prepared by Savage and Chadwick date stamped 1st December 2010.
Condition 3
No development shall commence until samples of the facing and roofing materials have been submitted to and approved in writing by the Planning Authority and thereafter the development shall be carried out in accordance with the approved samples.
Condition 4
No development shall commence until details of the method of opening of the windows for the extension have been submitted to and approved in writing by the Planning Authority and thereafter the windows to be installed must be in accordance with the approved details.
Condition 5
In the event that any of the windows on the Douglas Hotel are to be replaced, details of the existing and proposed windows at a scale of 1:20 shall be submitted to and approved in writing prior to the works being carried out. Work shall be carried out in accordance with the approved details.
Condition 6
No development shall take place within the application site, until the implementation of a programme of archaeological work has been secured and initiated in accordance with a written scheme of investigation which has been submitted to and approved by the Planning Authority.
Condition 7
Prior to first occupation of any part of the building for office purposes a travel plan shall be submitted to and approved in writing by the Planning Authority. The plan shall set out practical measures aimed at ensuring that users of the building travel to and from it in ways that minimise car journeys. Once the travel plan is approved by the Planning Authority and the approved office use of the building commences, the measures set out therein shall be implemented in full.
Condition 8
Demolition may not commence until a contract for the construction has been entered into and details of such a contract have been forwarded to the Planning Authority.
