Trevelyan, 18, Palace Terrace, Douglas, Isle Of Man, IM2 4ne
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Strategic Policy 4
Requires proposals to protect or enhance Conservation Areas. DEFA RB Officer states proposals fail this by harming special character through vehicular access and window changes.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Cited by DEFA as failed due to impacts on terrace uniformity, ironwork and windows.
Environmental Policy 39
Presumption in favour of retaining positive contributors to Conservation Areas. IOMNHAS cites lack of justification for partial demolition.
General Policy 2
Requires all necessary services including waste. Douglas Council objects as unstable cliff prevents bin access.
Policy CA/2 (Conservation Areas)
Impact on special character of Conservation Area a material consideration. DEFA references for proposals affecting terrace uniformity.
Broadly accept proposal subject to minor revisions on visibility, headroom, pedestrian ramps, bicycle storage and drainage; later accept amended plans relying on on-street parking with parking survey evidence
No objections initially, but later objected on waste access
DEFA RB Officer objects due to harm to Douglas Promenades Conservation Area from vehicular access and window changes; DOI Highways requests information but broadly accepts with revisions; Ecosystem Policy Officer requests bat/bird PWMS condition; other bodies raise concerns or reserve comments.
Key concern: vehicular access harming special character and uniformity of Douglas Promenades Conservation Area terrace
DEFA RB Officer
ObjectionObject due to impact on the special character of the Conservation Area.; the proposed alteration to the building's front façade to create a vehicular entrance to basement level parking is judged to harm the uniformity and intact nature of the terrace.; replacement windows would fail to preserve or enhance the special character of the Conservation Area.
DOI Highways
Conditional No ObjectionVisibility has still not been provided to the nearside edge of carriageway in both directions.; the clearance height of the transition and basement level should be increased to a minimum of 2.2m.; Highways request that the full requirement of bicycle parking at one space per bedroom is provided.
Conditions requested: Details of pedestrian ramp gradient and width; Removal of the corduroy paving; Provision of additional bicycle storage to meet minimum requirement of one per bedroom; Section 109(A) Highway Agreement for highway works; Construction traffic management plan; Review by Drainage Team for surface water run-off
DOI Highways
Conditional No ObjectionHighways DC require confirmation that the ramped accesses to the basement levels are within the acceptable gradients to be BS8300 compliant.; On the balance of issues, Highways accept the proposal.
Conditions requested: Confirmation that ramped accesses to basement levels are BS8300 compliant
Isle of Man Natural History and Antiquarian Society
ObjectionIOMNHAS continue to object as this proposal will break up the appearance of one of the last surviving intact terraces on the Promenade; no substantial economic evidence has been provided to support the loss of another hotel
DEFA Ecosystem Policy Officer
Conditional No Objectionrequest that a condition is secured for no works, including demolition, to take place unless a Precautionary Working Method Statement (PWMS) for roosting bats and nesting birds... has been provided
Conditions requested: Precautionary Working Method Statement (PWMS) for roosting bats and nesting birds by qualified ecological consultancy prior to works, including soft demolition, timing constraints, protection measures, and compensation (bat/bird bricks/boxes)
Douglas Borough Council Waste Services
No CommentUntil such time that measures have been taken to make the lane safe to access and collect waste... the proposed apartments could not be provided with all the necessary services
