21 November 2011 · Director of Planning and Building Control (Michael Gallagher) under delegated authority per Article 3(13) of Town and Country (Development Procedure) Order 2005
6, Bridge Road, Douglas, Isle Of Man, IM1 5ag
The proposal involved demolishing No.6 Bridge Road (a 19th century residential property known as Bridge House), No.8 Bridge Road (a three-storey block of flats with mansard roof), and a dilapidated warehouse on Lake Road, all within Douglas North Quay Conservation Area and zoned for mixed town centre use.
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The officer applied criteria from Policy CA/6 of PPS1/01 and similar to RB/6, assessing building condition (all could be repaired at great cost per structural engineers, but warehouse now impracticabl…
Environment Policy 35
Permits only development preserving/enhancing CA character, protecting special features. Demolition would adversely affect CA character without enhancement via approved scheme.
Environmental Policy 39
General presumption favouring retention of positive CA contributors. Applied with RB/6 criteria; No.6 positive (19thC), warehouse poor but repairable previously; No.8 negative but still required replacement.
General Policy 2
Relevant but not detailed in refusal; overarching development control policy considering amenity, character.
Standard comments; no objection, request contact re cables/lines
No statutory consultee responses with recommendations are present; only a utilities notice from Manx Electricity Authority and multiple public objections to the demolition primarily on heritage and conservation grounds.
Key concern: Underground Cables/Overhead Lines present in the area
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; The Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.
Conditions requested: Applicant must contact the Authority; Contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply; MEA requires 24 hours unrestricted access to the cables in the Public Highway
The original planning application 11/00422/CON for Registered Building Consent to demolish existing buildings was refused by the Department of Infrastructure. Viking Containers Ltd, represented by appellant Ellis Brown, lodged an appeal under the Town and Country (Development Procedure) Order 2005, with the Planning Appeals Office requesting statements of case by 6th January 2012 and indicating a public inquiry procedure. Third party R P Hicklin was acknowledged as a party to the proceedings. The appeal process was initiated in December 2011. The appellant's architects contacted the Appeals Office to withdraw the appeal on 8th March 2012, causing the original refusal to stand. No inspector's decision or analysis was issued due to withdrawal.
Precedent Value
No precedent set as appeal was withdrawn before any hearing or decision; applicants should ensure commitment to full appeal process before lodging, particularly for public inquiries.
