29 December 2011 · Delegated - Development Control Manager (Jennifer Chance)
10-16, Mannin Hotel, Broadway, Douglas, Isle Of Man, IM2 4el
The proposal involved retaining the Victorian front façade of the former Mannin and Broadway Hotels, demolishing the rear, and building a modern 5-storey hotel behind it with 50 bedrooms arranged around a central atrium, a ground-floor restaurant for 60 covers, a small bar, reception, and basement parking for 17 cars a…
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The officer judged the proposal acceptable as it retained the principal Victorian front façade - described as 'a very attractive example of Victorian architecture, displaying intricate detailing which…
Strategic Policy 1
Requires optimising use of previously developed land and efficient site use. Officer noted reuse of redundant hotel building with integral parking complies, providing modern facilities behind retained façade.
Strategic Policy 4
Protects Conservation Areas and heritage. Proposal enhances by retaining key façade and sympathetic alterations.
Strategic Policy 8
Permits tourist development using existing fabric without adverse impacts. Site suitable near attractions; less intensive than original 100+ rooms.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Key test: retention of principal elevation as 'special feature'; alterations sympathetic, reusing portico and architectural language.
Environmental Policy 39
Presumption to retain positive contributors. Front façade retained; rear not of merit and not publicly visible.
Business Policy 11
Tourism must accord with sustainability and protect designations. Complies as reuse enhances tourist stock without countryside harm.
Transport Policy 1
Locate near public transport. Site near bus/tram routes.
Transport Policy 4
Highways must accommodate generated traffic safely. Amended layout accepted with traffic lights.
Transport Policy 7
Parking per standards, relaxable in urban areas for heritage/reuse. All four relaxation criteria met.
General Policy 2
Mentioned by Conservation Officer; supports sustainable development protecting heritage.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the demolition of existing hotels, retaining existing facade and the erection of a new hotel including integral parking and ancillary facilities, Mannin Hotel 12-16 Broadway, Douglas shown by P-01, P-02, P-03, P-04, P-06, P-07, P-08, P-09, P-10, P-11, P-12, Planning Statement, Transport Statement, Method Statement received 30th September 2011 and P-05 rev A received 6th December 2011 and P-13 received 7th December 2011.
Roof materials
The roof(s) must be finished in dark natural slate.
Front doors
The doors on the front elevation of the approved building must be constructed as shown by Drawing no. P-13.
Tourist accommodation only
The building may be used only as tourist accommodation where tourism is defined as set out below in accordance with the provisions of the Strategic Plan and for clarification may not be occupied as a person's main place of residence. No continuous stay shall exceed 4 weeks in duration and there shall be no return within 2 months unless otherwise agreed in writing with the Planning Authority. Tourism has been defined by the Tourism Society as "the temporary short term movement of people to destinations outside the places where they normally live and work and their activities during their stay at these destinations" and it covers a very wide range of activities and types of development. This may include travel and visits for business, professional and domestic purposes as well as for holidays and recreation.
Front windows
With the exception of the "glass atrium screen frameless glazing", all windows on the front elevation must be sliding sash and designed in accordance with Drawing no P-09.
No demolition of front facade
No approval is granted or implied for the demolition of the front facade.
Basement traffic control
Prior to the commencement of works, there must be submitted to and approved by the Planning Authority details of a system to be installed to control traffic entering and exiting the basement car park.
no objection to this proposal
fully supportive... revitalising a previous Hotel to be used once again as opposed to residential use... in sympathy with policy to encourage quality tourist accommodation
does not oppose the application subject to a condition which secures a traffic light system to control access to the basement parking area
No Objection in Principle subject to drainage details
Highways Traffic Engineer initially raised concerns over car park layout and ramp access but accepted a condition for traffic signals; Douglas Borough Council Drainage had no objection subject to multiple drainage conditions; other statutory consultees had no objection or support.
Key concern: car park ramp too narrow preventing two cars passing, requiring traffic signals
Hazel Fletcher, Traffic Engineer, Department of Infrastructure
Conditional No ObjectionI will be happy with a condition to secure the inclusion of traffic signals to control the access to the garage.; Please defer this application as there is an issue with the parking layout as shown on the plans; suggest that you consider a traffic signal system to prevent cars meeting on the ramp
Conditions requested: condition to secure the inclusion of traffic signals to control the access to the garage
Douglas Borough Council Drainage
Conditional No ObjectionNo Objection in Principle subject to:-; A communication fee will be payable to the Isle of Man Sewerage and Water Authority in respect of this drainage communication.; NO ground water will be permitted into any public sewer (either pumped or by gravity)
Conditions requested: surface and foul water drainage from the proposed development must be separated and combine at the cartilage boundary at the rear of the property; exact details of the drainage layout must be provided to the Douglas Borough Council Drainage Department for approval, prior to any work commencing on site; levels must be provided of the finished floor level, basement level and threshold levels to the Department of Infrastructure’s Drainage Division these levels must be to Douglas 02 datum; Risk Assessment and Method Statement for approval of how the work adjacent of the live public sewer will be achieved; CCTV condition survey of the public sewer network situated adjacent to the site prior to any works commencing on site; demolition contract informs the Douglas Borough Council Drainage Department of the intended commencement of the demolition works in good time; site visit will be necessary to ensure that the contractor is fully aware of the nature of the buried sewers; NO ground water will be permitted into any public sewer (either pumped or by gravity); it would be advisable to tank any basement/subterranean structure
Manx Electricity Authority
No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Conditions requested: applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
Douglas Borough Council
No Objectionthe committee agreed not to raise an objection to the application.
Department of Economic Development, Isle of Man Tourism
SupportWe are fully supportive of such an application; Quality and Service Team at Isle of Man Tourism, Department of Economic Development fully supports the above planning application.
