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Application No.: 24/00787/CON Applicant: Mr Richard Copisarow Proposal: Registered Building Consent for demolition aspects to PA 24/00786/B Site Address: Marina Hotel 47 Loch Promenade Douglas Isle Of Man Planning Officer: Lucy Kinrade Photo Taken: 05.09.2024 Site Visit: 05.09.2024 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 18.08.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Reason: In the interest of visual amenity and in ensuring the primary frontage of the building is retained (with exception to the box dormer) in the interest of character and appearance of the Promenade Conservation Area. Also taking into account concurrent application 24/00786/B and retention and regeneration of the original building being a considerable factor weighing in favour of the proposal.
The proposed demolition works are considered to have an acceptable impact on the wider Conservation Area and meeting with General Policy 2, Environment Policy 35 and Strategic Policy 4 of the Strategic Plan, and Section 18 and 19 of The Act. Just as 24/00786/B, a condition in respect of the extent of the demolition works approved shall be added.
Plans/Drawings/Information; This approval relates to the following information:
_________________________________________________________________ Interested Person Status
It is recommended that the following Government Department should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application relates to Marina Hotel, 37 Loch Promenade, Douglas. The site is situated to the western side of the highway. The building is a six storey (including basement level and accommodation within roof space) traditional mid terrace property with a single run of bay windows running from basement level through to 2nd floor level. The roof of the property has been altered a number of years ago with the installation of a large full width mansard style flat roof dormer providing additional accommodation within the roof space.
1.2 The building retains most of its decorative detailing around the windows and doors and with string courses and cornice details to the bay. The primary front facing windows are all timber sliding sash and the front door retains its original fan light framing although the front door does not appear original. - 1.3 The site is within the Douglas Promenade Conservation Area.
2.0 PROPOSAL - 2.1 The current application relates only to the demolition works forming part of 24/00786/B for the alteration and conversion of the building into 9 new residential apartments. The demolition works include:
3.1 PA 24/00786/B most relevant in this case seeking concurrent planning approval for the full works. - 4.0 PLANNING POLICY
4.1 The site is designated as 'Mixed Use Proposal Area 2' on Area Plan for the East 2020 (TAPE). The site is within Douglas Promenade Conservation Area and recognised as being at high tidal flood risk.
4.2 Relevant policies of Area Plan for the East 2020
4.3 Relevant policies of IOM Strategic Plan.
4.4 Reference any relevant PPS or NPD
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.
POLICY CA/6 DEMOLITION Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Douglas City Council - comments (24/07/2024) to be considered alongside 24/00786/B and comments provided at later date. No further comments received as part of this demolition application but they did comment on 24/00786/B stating support subject to conditions for flood risk and cycle parking.
6.2 DOI Public Estates and Housing - comments (21/10/2024) - work was being carried out in respect of comparable market sales and an estimated commuted sum figure was to be provided. No further comments have been provided as part of this application however DOI Public Estates have provided further comment on 24/00786/B.
6.3 The following were consulted but no response received at the time of finalising the written report 18/08/2025:
7.1 The building is not registered but does sit within the promenade conservation area, and so an assessment to determine acceptability of the demolition aspects is necessary as per section 19 of The Act 1999.
7.2 A full assessment of the proposed development has been undertaken under 24/00786/B and has been considered visually acceptable on the character and appearance of the Conservation Area. The majority of the larger demolition works are contained to the rear where there is limited public view. There is considerable variety across the rear elevations of the terrace, and the loss of the outrigger in this particular case would not adversely impact the character and appearance of the conservation area which is largely formed by the frontages and roof scape.
7.3 The most notable changes from public view and on the character and appearance of the conservation area are likely to be those works involved in the demolition of the existing box dormer. This dormer is a later addition and significantly detracts from the appearance of the original building and area. Its loss is considered acceptable. Proposed in its place in a more modern interpretation including a setback arrangement with a smaller glazed balcony to the front elevation. The works in place of these demolition changes are considered to have an acceptable visual impact on the streetscape and wider Conservation Area and to be no more harmful than the existing box dormer.
7.4 The demolition works associated with the conversion of the existing building into 9 new residential apartments are considered acceptable, and there would be no reason to reach a different conclusion to 24/00786/B as to specifically refuse this application in this case. Other matters - 7.5 It is noted that the Douglas Borough Council and DOI Public Estates have both commented on this application albeit a long time ago. Their comments do not relate to any of the demolition aspects of the proposal. Noting that they have provided more up to date comments on the concurrent 24/00786/B and these have been assessed in the officer report for that application, it is considered that this application can proceed to a recommendation without seeking any updated demolition comments.
8.1 The proposed demolition works are considered to have an acceptable impact on the wider Conservation Area and meeting with General Policy 2, Environment Policy 35 and Strategic Policy 4 of the Strategic Plan, and Section 18 and 19 of The Act. Just as 24/00786/B, a condition in respect of the extent of the demolition works approved shall be added. - 9.0 INTERESTED PERSON STATUS
9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
9.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status. - 9.3 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 Interested Person Status.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 26.08.2025 Signed : Miss Lucy Kinrade Presenting Officer
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