18 April 2008 · Planning Committee
Former Site Of Cliff Lodge, Switzerland Road, Douglas, Isle Of Man, IM2 4nf
The application sought permission to demolish the existing two-storey Cliff Lodge building, damaged by rockfall and subject to a closing order, and replace it with a modern 6-storey block containing eight apartments (seven 2-bed, one 3-bed) finished in white or cream render, with garage doors at ground floor and steppe…
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The officer assessed the proposal in two parts: demolition and replacement building. No structural reports or proper assessment per Policy CA/6 of PPS 1/01 and similar criteria to RB/6 were submitted …
Environment Policy 35
Permits only development preserving/enhancing CA character, protecting special features. Proposal's demolition and replacement fail to preserve/enhance due to height/design/massing.
Environmental Policy 39
Presumption to retain positive contributor buildings in CA. Existing building's loss premature without justification.
Environment Policy 42
New development must reflect locality character/identity. Flat roof, garage doors, excessive height out of keeping with pitched/domestic scale.
General Policy 2
Requires no adverse amenity/character impact, satisfactory standards. Fails on neighbour amenity (overshadowing No.1 Switzerland Terrace), CA character, internal light to some bedrooms.
Housing Policy 6
Residential development per area plan brief or para 6.2 criteria. Height/design/massing/siting fail, causing overbearing to No.1 Switzerland Terrace.
Housing Policy 5
25% affordable for 8+ dwellings in residential zones. 2 units required but no legal agreement secured.
Do not oppose subject to conditions on car parking allocation
No objection
Comments received (flats to comply with Housing (Flats) Regulations 1982)
Note received
See notes
2 units affordable housing required
Multiple responses include no objection from Douglas Drainage Services subject to surface water conditions, standard consultation requirements from Isle of Man Water Authority, and deferral requests from Building Control and Fire Service; however, strong objections from SPMCE, pr…
Key concern: rockfall risks from building onto cliff face
Society for the Preservation of the Manx Countryside & Environment
ObjectionFairly awful looking and, once again, impinging on the old cliff-line; The architects drawings don't do it justice
Isle of Man Water Authority
Conditional No ObjectionNote (4) For connections to Flats and Apartments the following apply - “Water Supply To Flats And Apartments – Regulations”
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For connections to Flats and Apartments the following apply - “Water Supply To Flats And Apartments – Regulations”, and if applicable a “Form Of Undertaking In Respect Of Supply Pipes” will be required
Andrew Jessopp
ObjectionI am not sure Housing Policy 17 is fully satisfied or General Policy 2 b,c,g, h & n; Certainly the design/appearance is not sympathetic to other buildings close by
DLGE Estates and Housing Directorate
Conditional No Objectiona provision of 2 units (8 x 25%) should be provided as affordable housing
Conditions requested: provision of 2 units (8 x 25%) should be provided as affordable housing; Such properties should comply with the Department’s Guide to Public Sector Housing Standards Document; Developer discusses the provision with the Estates and Housing Directorate
Douglas Drainage Services
Conditional No Objectionhas no objection in principle to the above application subject to the following
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); these comments could be incorporated in the approval notice
Douglas Building Control
No CommentPlease defer the following application until the Public Works Committee has considered them
Isle of Man Fire And Rescue Service
Conditional No Objectionthe proposals fall within the scope of the Fire Precautions (Flats) Regulations 1996
Conditions requested: Prior to commencement of any works the applicant must consult the Fire Safety Department
The original application (07/01930/B) for demolition of the existing two-storey building at Cliff Lodge, 1-4 Switzerland Road, Douglas, and erection of a six-storey block of eight apartments with parking was refused by the Planning Authority primarily for lack of justification for demolition, failure to preserve or enhance the conservation area, and adverse impacts on No. 1 Switzerland Terrace. The appellant argued the existing building was dilapidated, of no value, and the proposal would stabilise the cliff, match nearby hotel scales, and enhance the area with affordable housing. The inspector agreed the existing building made no positive contribution and demolition could be acceptable if the replacement enhanced the area, but found the proposed height (projecting above neighbouring ridges), flat roof, and garage doors would harm the conservation area's character and appearance. The inspector also concluded significant overshadowing, loss of light, and overbearing impact on No. 1 Switzerland Terrace, plus poor lighting to some bedrooms. Parking and cliff stability concerns were not reasons for refusal. The appeal was dismissed on 14 August 2008.
Precedent Value
This appeal demonstrates that even where existing buildings are accepted as non-positive contributors in conservation areas, replacement schemes must demonstrably enhance character through scale, roof form and detailing matching locality; submit revised schemes pre-appeal and secure structural evidence/affordable agreements upfront.
Inspector: Neil A C Holt
