14 June 2010 · Planning Committee
The Rowany, 10, Empress Drive, Douglas, Isle Of Man, IM2 4lq
The proposal involved converting a vacant former hotel in the Douglas Promenades Conservation Area into seven apartments (three one-bed and four two-bed), including replacement uPVC sliding sash windows, a covered cycle store, and a bin store built off existing walls.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed key issues including land use (compatible with mixed zoning), residential amenity (lower ground floor apartment has restricted outlook 1-2.5m from retaining wall and below street …
Strategic Policy 4
Relevant to determination; officer notes compatibility with mixed zoning for residential use in locality.
General Policy 2
Relevant to determination; applied to overall acceptability.
Environment Policy 32
Relevant to Conservation Area impacts; proposal preserves/enhances character by reusing building.
Environment Policy 33
Relevant to Conservation Area; supports retaining positive contributor.
Environment Policy 35
Requires development in Conservation Areas to preserve/enhance character; met as vacant building reuse prevents decay, stores have minimal/neutral impact with conditions on materials.
Environmental Policy 39
Presumption to retain buildings positively contributing to Conservation Area character; supported reuse of vacant hotel.
Housing Policy 5
Relevant to conversions; principle acceptable.
Policy 17 (Ramsey Local Plan)
Permits flat conversions in residential areas if adequate space for storage/amenity/parking, pleasant outlook from principal rooms; lower ground floor outlook restricted but consistent with prior approvals under identical wording, no material policy change.
Transport Policy 7
Requires parking per Appendix 7 standards (11 spaces needed); relaxed as policy allows for conversions of redundant buildings in Conservation Areas near town centre, no feasible on-site parking without harming character.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the conversion of a former hotel into seven apartments, including installation of replacement windows and creation of cycle and bin stores as shown in drawing numbers 150 and 151 date stamped 11th February 2010, 152 Rev A and 153 Rev A date stamped 6th April 2010.
Sliding sash windows
The replacement windows to be installed must be sliding sash.
White render finish
The rendered walls of the bin store, blocked up window opening and doorways must have a white finish.
Cycle and bin storage prior to occupation
No residential unit hereby permitted shall be occupied until the cycle and bin storage facilities have been provided in accordance with the approved plans, and those facilities shall thereafter be kept available at all times for their designated purpose.
Roofing material sample
Prior to the commencement of works, a sample of the roofing material must have been submitted and approved in writing by the Planning Authority and thereafter the works shall be carried out in accordance with the approved sample.
does not object following the Inspectors comments in the report for PA08/01550/B
no objection
does not object
Highways Division does not object to the conversion of The Rowany into seven apartments. Manx Electricity Authority requests contact for electricity supply discussions. Environmental Health requires compliance with Housing (Flats) Regulations 1982 prior to occupation.
Department of Transport Highways Division
No ObjectionThe Department of Transport Highways Division Does not Object to this application following the Inspector's comments in the report for PA 08/01550.
Manx Electricity Authority
Conditional No ObjectionSee Note2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Department of Local Government and the Environment Environmental Health
Conditional No Objectionthe proposed flats/apartments must, on completion of the intended works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied.
Conditions requested: the proposed flats/apartments must, on completion of the intended works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied.
The original application (08/01550/B) for conversion of the former hotel into 10 apartments (revised to 9) was refused by the planning committee despite officer recommendation for approval, citing non-compliance with Transport Policy 7 (no off-street parking) and Housing Policy 17 (poor outlook/light for lower ground floor apartment). Appellant argued the building's redundancy, benefits of re-use in the Promenades Conservation Area, prior approvals for similar schemes, and offer of affordable housing units. The Department of Transport objected on parking grounds, citing standards and precedent risks. Inspector found residential amenity acceptable given prior approvals under similar policy, parking shortfall justified by re-use of architecturally interesting building in conservation area per Strategic Plan relaxations, and limited impact on neighbour; recommended approval with officer conditions plus legal undertaking for affordable housing.
Precedent Value
Demonstrates parking standards can be relaxed for building re-use in conservation areas, even in parking-stressed areas near promenades; consistency with prior approvals crucial; legal undertakings needed for affordable housing offers. Future applicants should secure officer support and cite site-specific history.
Inspector: Graham F Self MA MSc FRTPI
