1 November 2016 · Committee
6, Regent Street, Douglas, Isle Of Man, IM1 2ea
Permission was granted for the partial demolition and redevelopment of Douglas Post Office on Regent Street, Douglas. The proposal involved retaining the front and side walls of the existing two-and-a-half storey Ruabon brick building while demolishing the remainder, then constructing a two-storey retail unit with ground floor facade alterations to provide new access and windows suitable for retail use. The site sits immediately adjacent to the Douglas Promenades Conservation Area. The officer described the building as a striking red brick Victorian structure that makes a positive contribution to the townscape, and considered the proposal acceptable in that context. The application was decided by committee and permitted on 1 November 2016, subject to four conditions.
The application was approved by committee on 1 November 2016. The officer considered the proposal acceptable and recommended approval, and the committee agreed. The site is a Victorian Ruabon brick building immediately adjacent to the Douglas Promenades Conservation Area, and the scheme was found to be compatible with its setting.
Development should make the best use of resources
optimising the use of previously developed land
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
Development which is in accordance with the land-use zoning
respects the site and surroundings
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Policy and Guidance Notes for the Conservation of the Historic Environment
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.
support new retail provision in existing retail areas
comply with Business Policies 9 & 10
Business Policy 9: The Department will support new retail provision in existing retail areas at a scale appropriate to the existing area and which will not have an adverse effect on adjacent retail areas. Major retail development proposals will require to be supported by a Retail Impact Assessment(1). (1) Retail Impact Assessment is defined in Appendix1.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
No development shall commence until a full and comprehensive photographic survey of external façades and of the particular and characteristic infrastructure which has been developed inside the building which reflects its use as a Crown Post Office over the last 140 years has been submitted to and agreed in writing by the Department.
Condition 3
No development shall commence until details have been first submitted to and approved in writing by the Department showing the method and programme by which the façades approved to be retained are to be supported and protected during the carrying out of the approved development. The works shall not be carried out unless in accordance with the approved details.
Condition 4
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, windows, doors, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
