APL Planning Statement

Planning Statement In Support Of Alterations To Front Facade Of The Palace Hotel And Casino, Central Promenade, Douglas Im2 4Na

A street-level photograph showing the exterior of a large, multi-story commercial building, likely a hotel, with ground floor units and cars parked along the curb.

Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

1.0 The site
1.1 The site is the curtilage of the Palace Hotel which also incorporates the Paragon Restaurant, gym and spa suite, casino, Majestic Restaurant and Kursaal Bingo lounge. The site lies on Central Promenade in Douglas with the Palace Cinema lying to the west at a higher level; a row of shops - the Castle Mona Shops - beneath the Castle Mona Hotel to the south west; to the north west is Palace Road, somewhat higher than the application site and to the north east is Palace View Terrace onto which front the Palace View Apartments and the side of Queen’s Mansions.
1.2 The building on the site is relatively modern compared with the majority of the promenade in which it sits. The site originally accommodated a significant ballroom in 1887 which was damaged by fire in 1902 and was rebuilt only to be burned down again in 1920 and again, rebuilt. The Coliseum building which originally sat in front of the Palace Lido/ ballroom, was demolished in 1965 to make way for the building which generally appears on the site today. The ballroom claimed to be one of, if not the largest in Europe and was demolished in the 1990s and occupied what is now the cinema and upper level car park.

Sarah Corlett Town Planning Consultancy Ltd 2 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

A vintage sepia-toned photograph depicting a beach scene with people riding ponies, set against a backdrop of large coastal buildings and a hillside.

1.3 The building on site today is a long, flat roofed structure with significant amounts of glazing on its frontage with a more functional elevation to the rear, brightened by the entrance at the northern end of the car park. The frontage has a horizontal emphasis broken into sections which have different glazing treatments with the Kursaal having projecting first floor bays, the Cushag Suite function room having square bars at this level, the Paragon Restaurant having a striking blue facade and the Shearwater Suite function room having a projecting section which steps forward of the rest of the frontage and with recessed windows and a white horizontal fascia above.

Sarah Corlett Town Planning Consultancy Ltd 3 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

A street-level photograph of a multi-story commercial building with a concrete facade and large windows, featuring signage for a restaurant and bar.

A street-level photograph of a commercial building, likely a hotel or bar, featuring a large ground-floor terrace enclosed by metal railings and a concrete upper facade.

2.0 Planning policy
2.1 The site lies within an area of Mixed Use on the Area Plan for the East which was adopted in 2020. There are no Community or Infrastructural Constraints marked on the maps accompanying the Plan and the only Environmental Constraint is the Conservation Area in which the site lies (see later).
2.2 There are no Registered Buildings within the site although the neighbouring Castle Mona Hotel is on the Protected Buildings Register (RB 82).
2.3 The site is not shown as being at risk of flooding on the national flood risk maps although there is an area of the rear car park showing as experiencing surface water pooling.
2.4 The Conservation Area (CA) in which the site lies is the Promenades CA which stretches from the Manx Electric Railway sheds in the north east to the Sea Terminal Building in the south west. The Conservation Area Appraisal refers to both the Castle Mona Hotel and the Palace Hotel as being on Queen’s Promenade and makes the following comments about the site:

Although hailed as true ground-breaking architecture when it was first constructed in the 1960s, the present modern appearance of the Hilton Hotel unfortunately jars the rhythm and line of the majority of buildings which make up the curve of the sea frontage of Douglas.

2.5 Development which accords with the land use designation is expected to respect the criteria set out in General Policy 2 of the Strategic Plan and development is generally expected to have a positive visual impact on the environment (Strategic Policies 3, 4 and 5 and Environment Policy 42).
2.6 Development within Conservation Areas is expected to preserve or enhance the character or appearance of the Area in accordance with Environment Policy 35 and Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man which also requires that the special characteristics of the Area are taken into account in the determination of any planning application.

Sarah Corlett Town Planning Consultancy Ltd 4 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

2.7 Whilst the application building is not Registered, the adjacent Castle Mona Hotel is and the Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man and Strategic Policy 4 are clear that developments which adversely affect a Registered Building shall not be permitted (RB/5).

Sarah Corlett Town Planning Consultancy Ltd 5 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

3.0 Planning history
3.1 The site has been the subject of a number of applications for alterations and extensions, the most recent of which being for signage (17/01313/D) which was permitted. In that application the officer notes in his report that “This site and building is somewhat different to the appearance and style of the majority of the Promenaded buildings, being of a 1960s/70's styled building which has a totally different approach and finish to the traditional Victorian seafront properties.”
3.2 Smoking shelters were added under 07/02043/B, 07/02045/B and 13/91258/B; new powder coated aluminium windows under 06/00775/B, an accessible ramp under 05/92133/ B and various other modernisations approved and undertaken in the early 2000s.

Sarah Corlett Town Planning Consultancy Ltd 6 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

4.0 The proposal
4.1 Proposed are alterations to the northern part of the front facade - that serving the Shearwater Suite and in particular the northern section of the window. What is proposed is the removal of approximately two thirds of the windows and the erection of a new front wall set back into the room behind to create a terrace area. The new wall will incorporate two sets of seven bi-fold doors and the new terrace will have a glazed balustrade. The terrace will sit within the existing side walls so that the side elevations will remain as existing.
4.2 This new terrace will serve as an extension to the room behind which is used as a bar/ lounge which will also be refurbished.
4.3 The remaining windows in this section of the building will remain and the space behind them will be used in association with the restaurant alongside, separate from the lounge/bar which will be served by the new terrace.

Sarah Corlett Town Planning Consultancy Ltd 7 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

5.0 Assessment and conclusion

A street-level photograph of a large, multi-story commercial building complex, likely a hotel and casino, featuring a distinctive glass-enclosed entrance structure and signage.

5.1 The critical issues in this case are the visual impact on the character and appearance of the building itself, the impact on the special character and appearance of the Conservation Area - having regard to whether the proposal preserves or enhances the character and appearance of the area and finally whether the proposed works would have any impact on the adjacent Registered Building.

Impact on the character and appearance of the area (General Policy 2, Strategic Policies 3 and 5 and Environment Policy 42)

5.2 The works would be contained to a small part of the front facade of the building and within the existing external side walls, resulting in the proposed works being visible only when one passes directly in front of this part of the building.

5.3 The building currently has a front elevation which comprises a number of different sections with the first floor having five different window styles with the upper hotel room floors above having two: as such, the proposed alterations will introduce a different style of glazing on the first floor, but amid an elevation which is already visually and architecturally differentiated along its length.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C

5.4 The proposed terrace will allow users of the premises to sit out and enjoy the view of the bay, providing a facility which is not presently available on the first floor.

5.5 The existing building is acknowledged in the Conservation Area Appraisal as sitting apart from the rest of the promenades in terms of its style and design and what is proposed will not change that. As such the character and appearance of the CA is being preserved and the special characteristics of the CA not affected.

5.6 The works are some distance from the Castle Mona Hotel and contained within the existing side walls of the fenestration: as such there will no impact from the proposed works on this Registered Building and the parade of shops beneath.

5.7 The works will enhance the visitor experience to this prominent Douglas hotel, casino and restaurant facility with little or no impact on the visual appearance or character of the building in which they will be accommodated, not the area in which the building sits. As such, it is considered that the works comply with all of the relevant planning policies highlighted above.

Sarah Corlett 09.10.23

A street-level photograph showing a covered promenade with white shop fronts and black pillars on the left, alongside a road with parked and moving vehicles.

APPENDIX ONE STRATEGIC PLAN POLICIES

General Policy 2: 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.

Sarah Corlett Town Planning Consultancy Ltd 10 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by:

(a) avoiding coalescence and maintaining adequate physical separation between settlements; and
(b) having regard in the design of new development to the use of local materials and character.

Strategic Policy 4: Proposals for development must:

(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2) , buildings and structures within National Heritage Areas and sites of archaeological interest;
(b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
(c) not cause or lead to unacceptable environmental pollution or disturbance.

Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.

Environment Policy 35: 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.

Environment Policy 42: New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.

Sarah Corlett Town Planning Consultancy Ltd 11 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

APPENDIX TWO

Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man

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.

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.

Sarah Corlett Town Planning Consultancy Ltd 12 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

APL Planning Statement

Source & Provenance