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at The Former Mannin and Broadway Hotels Broadway, Douglas for Mannin Investments Ltd
Job No. 1431.12
Prepared by: McGarrigle architects 19 Mount Havelock Douglas IMI 2QG Tel: 01624628141 Fax: 629334 web: www.mcgarrigle-architects.com
1.00 Introduction 2.00 Current Designation of Land 3.00 Current and Proposed Uses 4.00 Consultations 5.00 Transport and Highway Issues 6.00 Design Statement 7.00 Summary
1.01 The application is for approval in detail for a 50 Bedroom Hotel, with underground parking and ancillary facilities, and for permission to demolish a building in a Conservation Area. This is an amended application to previous applications PAII/01359/B and PAI2/0004/CON. 1.02 The previous applications for the hotel, PAII/01359/B and PAI2/0004/CON were granted planning permission on the Approval Notices dated 29th December 2011 and 21st February 2012 respectively. Under both these applications it was the intention of Mannin Investments Ltd to retain most of the front facade onto Broadway and to incorporate the facade into the new hotel development, whilst demolishing the remainder of the existing building. 1.03 Having secured planning permission for the development, Mannin Investments Ltd began a soft strip of the building, which included further investigation into the structure, prior to preparing the façade retention design and planning the demolition sequence. Once the lath and plaster wall linings were removed and the condition of the external walls checked; it was apparent there were significant structural problems within the existing building fabric. Structural Engineers MacOwan Collett advised Mannin Investments Ltd that the façade could not safely be retained whilst the remaining building was demolished. A Structural Engineer's Report from MacOwan Collett, which provides more detail on this matter, has been submitted with this amended application. 1.04 Mannin Investments Ltd considered alternative means of retaining the façade, but due to the condition of the external walls onto Broadway there was no alternative means of retention that allowed a safe retention of the façade with the demolition of the remainder of the building.
A meeting at the site was held on 17th April 2012 with Mr S Moore, Building Conservation Officer of Planning Division and Mr R Fox of The Moreton Partnership, advisors to The Conservation Section. Those present inspected the external walls on the front façade to Broadway. The consensus at the meeting was that the walls and particularly the bays, were in a poor condition and as such, could not be retained safely. At the meeting options were considered for redesign of the development. It was agreed that the preferred solution was to have a full demolition of the building but for the new hotel development to have a front façade that was as similar as possible to the existing façade.
A further meeting was held with Mr S Moore, Building Conservation Officer, and Mr S Stanley, Development Control Officer of Planning Division on 25th April 2012. At this meeting Mr N McGarrigle of McGarrigle Architects offered options for the replication of the front façade. The preferred option for the replication of the existing façade showed a single change in floor level. It was also agreed that the elevation would be designed to replicate as closely as possible the existing elevation that had secured planning permission under the previous applications PA11/01359/B and PA12/0004/CON.
The land use designated under the Isle of Man Planning Scheme (Douglas Local Plan) order 1998 is 'Predominately residential' and abuts the promenade designation of 'Tourism and Residential'.
The building is contained within the promenades Conservation Area, the building is not registered and it is understood that there are no present plans to register it.
3.01 The present use of the site is Hotel/Tourist accommodation with offices in the former Isle of Man Bank premises. The original hotel had over 100 bedrooms together with ancillary accommodation including conferencing rooms and a bar in the basement. 3.02 Mannin Investments Ltd own the premises. They are experienced Tourist accommodation operators on the Island and currently control a variety of Tourist accommodation in Douglas, Port Erin and Laxey. 3.03 Mannin Investments Ltd see the present development as an extension of their present operations and will provide a welcome increase in high quality hotel accommodation in the centre of Douglas, there has for some time been a slow erosion of this kind of facility Island wide. 3.04 The whole of the property is proposed to be tourist accommodation with ancillary hotel-related facilities i.e. restaurant and bar. 3.05 The Hotel will have 50 Bedrooms arranged around a central atrium area. Car parking for 17 cars is to be provided at basement level. There are presently no dedicated car parking spaces either for the Hotel or office use.
4.01 During the development of the scheme, the following have been consulted:-
5.01 Discussions have separately been held with the above representatives of the Department of Infrastructure Highways department, and the main issues were identified as:-
5.02 Transport Statement 5.02.I A separate Transport Statement is included in the application.
6.01 The building currently has two separate uses, Tourist, comprising the former Mannin and Broadway Hotels, and Office, comprising the ground floor and basement area of the former Isle of Man Bank premises. 6.02 The present layout is totally unsuitable for modern use, with a large proportion of the bedrooms arranged in rear outlets with very poor outlooks, and would not be suitable for refurbishment as a modern high-quality hotel. 6.03 Following the discovery of the poor condition of the front façade, this amended application is to demolish all buildings on the site, including the front facade. 6.04 The existing front wall is a fine example of Victorian Hotel Architecture containing many the features common to the Promenade Hotels of this period, i.e. granite columns and Corinthian capitals, mouldings and decoration, gabled dormers, projecting bay windows etc. The Applicant would have liked to have retained the front façade as was his intention under the previous applications, but the front external wall has been shown to be of poor construction and is to be demolished. However, the Applicant, Mannin Investments Ltd recognises the importance of the façade in the existing streetscene; and therefore it has been agreed with Planning Division to
replicate the existing front facade in the new development. The Applicant is aware of the importance placed on Environmental Policy 39 of the Strategic Plan, but he is of the opinion, that he has tried as far as is possible to retain the façade, and as that has not been possible he is replicating the façade as closely as possible and therefore he hopes the new façade will make an equally positive contribution to the appearance of the Conservation Area. 6.05 A photographic survey of all façade details has been undertaken and the intention of this amended application is to recreate the existing elevation as far as is practicable; and it is intended to replicate the details such as acanthus, copings and dentils, in precast concrete. Where possible some of the existing architectural components will be reused. Mannin Investments Ltd will remove carefully the granite columns, cast iron railings and blue-grey slates, and reuse them in the newbuild. The designed front elevation is intended to be as close as is possible to the façade elevation that secured planning permission under applications PAII/01359/B and PAI2/0004/CON. By doing so Mannin Investments Ltd believes they have retained the character of the Conservation Area. 6.06 The front of the proposed Hotel faces almost due south and offers views to sea in addition to over the Villa Marina and Gardens, and it is the intention to utilise this aspect for all the bedrooms abutting the front. The rear of the Hotel however presents a poorer aspect over Castlemona Avenue and the rear of the Promenade Hotels and Apartments. It has been decided therefore to form a central Atrium with all the rear bedrooms looking onto this area which is well lit by natural daylight in addition to the climate and atmosphere being controlled. It is intended to form a 'Street' at the ground floor level of the Atrium which will also contain eating facilities a bar lounge and the reception. It is intended that this will represent an outdoor street with the bedroom balconies overlooking this and will be further enhanced in the evening by lighting the lower areas more intensely. 6.07 The bedrooms are designed to give a flexible usage in that a high proportion are able to be interlinked to enable them to be used as both family accommodation but also as meeting rooms for business use, mini kitchens will be included in this bedroom arrangement
6.08 There is presently no car parking facilities at all on site either for the Hotel or Office space. It is the intention to utilise the basement area to create 17 car parking spaces. 6.09 The provision of car parking has been a priority and whilst it is recognised that it would not be feasible to provide a car park space for each bedroom, some parking is seen as essential. In considering this, access to the car park is key. Access is possible is via Castlemona Avenue to the rear and from Broadway to the front. The rear lane access although originally the preferred route is far from ideal in that it is only 3 m wide and is a dead end situation. This route however has been pursued and attempts made to acquire the property on the junction of Castlemona Avenue and the lane [No I] with the intention of demolition to form a two way lane. This acquisition has not been successful and the property is not available.
It is not feasible to safely control traffic from a basement area right the way through Castlemona Avenue with a single width lane. Attempts have also been made to acquire the adjacent property No 18/18a Broadway, with the intention of providing more basement car parking in addition to a ramp from Broadway, again this acquisition has not been successful. All these options have been discussed with the Department of Infrastructure Highways Division. After further consideration the only practical safe access to the basement area is via a new entrance/ exit from Broadway and new opening in the Façade. This option has also been discussed with the Department of Infrastructure and is contained in the Traffic Statement. 6.10 The rear of the new hotel is to be finished in a similar smooth render masonry painted, and all windows PVC-u. 6.11 All parts of the Atrium glazing are contained below the existing general rooflines. 6.12 The revised design of the front facade includes some alterations to the existing façade, which were also shown on the previously approved applications PAII/01359/B and PAI2/0004/CON, to provide a full height glazed screen to the Atrium which will provide light and emphasis to the entrance. It is intended to rebuild the new portico, reusing all existing materials as far as possible
in front of this glazed screen, to indicate the main hotel entrance. All Hotel signage will be subject to a separate application. 6.13 The other amendment to the existing façade, also shown on the previous applications PAII/01359/B and PAI2/0004/CON is the formation of the opening for the vehicle access ramp to the basement car park. This portico has been designed to be located centrally under the bay windows and include an extended canopy with replicated cast iron railings and moulding details. The granite columns and Corinthian capitols are a common feature on the Island and again will be replicated as part of the portico. The opening will have set back black Victorian pattern electric gates to enhance the feel as a coaching entrance. An internal traffic light system will control car access to the basement car park, with lights at the top and bottom of the ramp.
7.01 The development offers the opportunity to bring back into use, a substantial hotel site, both for family and business use. This is an improvement to the existing hotel buildings as it is a purposedesigned hotel and it also provides car parking on site. 7.02 The design incorporates a very close replication of the existing façade with sympathetic alterations where essential, and reuse of existing granite columns, cast iron railings and natural slate where practicable. 7.03 The intention is to provide a 4 star rated accommodation in the centre of town opposite the Villa Marina and close to the Promenade and all nearby tourist facilities. 7.04 It is also the intention to provide a high quality of design and finish to make this a 'stand-out' building in a high profile area. 7.05 The building has been empty for some time and will only gradually deteriorate with the current level of maintenance. This is therefore an opportunity to create an elegant new building of sympathetic design restoring the site to its former and original use as a hotel.
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