3 January 2008 · Delegated
2, Empire Terrace, Douglas, Isle Of Man, IM2 4le
This application sought permission to retain an extension and extractor flue already built on the rear elevation of 2 Empire Terrace, Douglas — a building operating as a hotel within the Douglas Promenades Conservation Area. The main planning considerations were whether the extension and flue harmed the appearance of the Conservation Area and whether they had any adverse effect on neighbouring properties, including the hotel next door at No. 3 Empress Terrace. The officer recommended approval, and permission was granted on 3 January 2008 under delegated authority, subject to two conditions.
Permission was granted on 3 January 2008 for the retention of the rear extension and extractor flue. The key planning questions were whether these additions harmed the character of the Douglas Promenades Conservation Area and whether they affected neighbouring properties. The decision was made by the Director of Planning and Building Control under delegated authority, subject to two conditions.
General Policy 2
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application
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. 6.3 Development outside of areas zoned for development
Condition 1
This permission relates to the retention of a rear extension and extractor flue as shown in drawing numbers IMJ/0120/001, IMJ/0120/002 date stamped 2nd November 2007, Letter from Industrial Equipment Ltd dated 17th May 2007, 01139/1 and 01139/2 date stamped 15 June 2007.
Condition 2
The broadband level of the noise emitted from the mechanical ventilation system shall not exceed LAeq, 1 hour - 37dB daytime (0700 – 2300) and LAeq, 5 minute - 30 dB night-time (2300 – 0700). This shall be measured inside any adjacent residential premises.
