Loading document...
1.2 The Douglas Hotel is a substantial, four storey, 5 bay former public house, which was originally built in 1758 and is a Registered Building (RB 186). The I.O.M Farmers building and Clarendon Hotel are three storey, 3 bay properties. These properties are not registered buildings.
11/01384/CON - Registered Building consent for the amendment to approved alterations and part demolition of the Douglas Hotel and demolition and redevelopment of the remainder of the site to create offices, Public House and basement storage (In association with 11/01383/GB) Registered Building Nos. 186 - Application Permitted
11/01383/GB - Amendment to approved alterations and part demolition of the Douglas Hotel and demolition and redevelopment of the remainder of the site to create offices, Public House and basement storage (In association with 11/01384/CON) - Application Permitted
10/00964/CON - Registered Building Consent for alterations, part demolition and extension to Douglas Hotel and demolition of remainder buildings (RB no 186 in association with 10/00963GB) - Application Permitted
10/00963/GB - Alterations and part demolition of the Douglas Hotel and demolition and redevelopment of remainder of site to create offices, public house and micro brewery (in association with 10/00964CON) - Application Permitted
08/00132/GB - Alterations and retention of Douglas Hotel and the demolition and redevelopment of The Farmers and Clarendon Hotel to include creation of five self-contained apartments - Application refused on 15th August 2008
04/01754/CON - Registered building consent for alterations to, and amalgamation of three properties to form a public house and residential hotel - (in association with PA 03/01111/B) - Split Decision
03/01111/B - Alterations to, and amalgamation of three properties to form a public house and residential hotel - Application Permitted
00/01330/B - Conversion of public house to offices - Application refused at appeal
00/2389/B - Alterations and refurbishment of public house with extension into adjoining retail unit and creation of two additional living units on upper level - Application Permitted
4.1 As the property is located within the North Quay Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007), are Strategic Policy 4, Environmental Policies 32 and 35 and Policies RB/5 ALTERATIONS AND EXTENSIONS and CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) are also considered to be relevant to determining this application.
"Proposals for development must:
"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
"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."
RB/5: Alterations and Extensions states:
"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."
Policy CA/2 - Special Planning Considerations states:
"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."
CONSULTATIONS:
6.1 Of significance is that at the time that this application was received, works are nearing completion for the alterations and part demolition of the Douglas Hotel and demolition and redevelopment of the former Farmers and Clarendon Hotel site to create offices, Public House and basement storage.
6.2 These works will see the complete regeneration of this part of the North Quay and will bring The Douglas Hotel back into use, a Registered Building that prior to this approval, was in much need of refurbishment.
6.3 Façade mounted flag poles are something of a feature of the North Quay and certainly of the Brewery's buildings. They can be found on The Market Buildings, the building next to
The British Hotel and 'Newson's' to name but a few. The addition of flag poles is therefore certainly in character with the Conservation Area.
6.4 The two floor mounted flag poles either side of the entrance to The Douglas Hotel will have the effect of helping differentiate the entrance when viewed from along the quayside. The fact that they are floor mounted means that they can be readily removed at a later date without impacting upon the character of the Registered Building.
6.5 The façade mounted flagpoles to the former Farmers Arms and Clarendon Hotel will certainly not look out of place in the Conservation Area.
RECOMMENDATION:
PARTY STATUS:
Recommended Decision: Permitted
Date of Recommendation: 03.07.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to SC1300/P/00-01 Site Plan Locality Plan, SC1300/P/10-01 Ground Floor Plan, SC1300/P/12/12-01 North Quay Elevation, SC1300/P/12/12-02 East Elevation all date stamped 20 May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 4/7/14
Signed : _________________________ Chris Balmer Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Jennifer Chance Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
