17 October 2011 · Delegated
Kings Guest House, Queens Promenade, Douglas, Isle Of Man, IM2 4nl
This retrospective application sought Registered Building consent for the installation of an awning and signage at Kings Guest House, Erin Brae, on Queens Promenade, Douglas. The property is a Registered Building (RB 177) and sits within the Douglas Promenades Conservation Area. The application was made in association with a related advertisement consent application. The main planning concern centred on the awning to the front of the property. The officer's report noted that it added visual clutter and obscured the fanlight above the entrance door, which forms part of the historic and architectural interest of the building. While signs on the flank wall and boundary post had been present for some time, the awning was identified as the contentious element.
Registered Building consent was refused on 17 October 2011. The officer recommended refusal, and the delegated decision matched that recommendation. The key concern was the awning on the front of the property, which was found to add visual clutter and obscure the fanlight above the door — a feature of historic and architectural interest. The site sits within the Douglas Promenades Conservation Area and is a Registered Building, making the impact of the awning and signage on its character and setting a central planning issue.
Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
Environment Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted. 7.27 Change of Use of Registered Buildings 7.27.1The best use for a Registered Building is usually the use for which the building was designed. However, it is recognised that it is often necessary to look for a new use to secure the economic future of the b uilding. It is important therefore that any new use is appropriate and that physical alterations are sensitive to its character. (1) Curtilage is defined in Appendix 1
GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS
the content of this application has been considered with particular regard to RB/3
POLICY RB/3 General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:- • The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; • The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; • The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).
ALTERATIONS AND EXTENSIONS
POLICY RB/5 ALTERATIONS AND EXTENSIONS In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
SPECIAL PLANNING CONSIDERATIONS
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
