Re-roofing of building
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10 September 2014 · Delegated
Douglas Market Hall Market Hill / North Quay Douglas Isle Of Man IM1 2bh
The application sought Registered Building consent for the conversion of Douglas Market Hall — a single-storey Victorian building (Registered Building No. 120) at the junction of Market Hill and the North Quayside — to accommodate educational and public cultural events in addition to its existing retail use. The building sits within the Douglas North Quay Conservation Area, designated in 1990, making the impact on the historic fabric and character of the area the central planning issue. The officer assessed that the internal works, including a modern partition of no architectural or historic interest, would have minimal impact on the Registered Building and would be readily reversible. The proposals were considered an enhancement to both the Registered Building and the Conservation Area, complying with the relevant heritage and community policies.
The conversion was approved because the works would have minimal and reversible impact on the historic fabric of the Registered Building, and the new educational and cultural use was considered an enhancement to both the building and the North Quay Conservation Area. The proposals were found to comply with heritage policies RB/3, RB/4, RB/5, and CA/2, as well as Strategic Policies 1 and 4 and Community Policy 5 of the Isle of Man Strategic Plan 2007.
Development should make the best use of resources
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Permission will generally be given for proposals to improve or extend existing schools
it is considered that these comply with Community Policy 5
Community Policy 5: Permission will generally be given for proposals to improve or extend existing schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space. 10.11 Community Health Care Facilities 10.11.1 Health care facilities such as nursing homes, residential homes, or training centres are usually sited within residential areas, but can generate activity and traffic which has detrimental effects on the amenity and character of these areas. The following policy is therefore adopted.
General Criteria applied in considering Registered Building Applications
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).
RB/4 Use
POLICY RB/4 USE In considering a proposal for change of use of a registered building, the principal aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the building, all of which affect its special character as a building of merit. An applicant will have to illustrate that the effect of any proposed changes upon the architectural and historic interest of the building will be minimised.
RB/5 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.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
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.
Condition 1
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Registered Building Consent for the replacement of lead work to roof and box gutters, removal of decorative lighting and associated equipment, re siting of power cables and repair works to lantern roof lights (RB no 120)
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Registered Building consent for refurbishment works to existing toilet facilities. Registered Building Nos. 120
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Registered Building Consent for the installation of replacement windows (RB no 120 in association with 09/01066GB)
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Installation of replacement windows (In association with 09/01068CON)
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Creation of an outdoor seating area
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Registered Building Consent for the installation of replacement roller shutter doors (In association with 08/01110GB)
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Installation of replacement roller shutter doors (In association with 08/01111CON)
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Re-roofing of building
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