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REGENT STREET POST OFFICE, DOUGLAS REDEVELOPMENT TO PROVIDE RETAIL FLOOR SPACE ON TWO FLOORS (INCLUDING RETENTION OF THE EXISTING FAÇADE)
Studio 204 The Tea Factory 82 Wood Street Liverpool L1 4DQ Tel: 01517070110 Fax: 01517070332 E-mail: [email protected]
| Project No: 1305 | Report Ref (file ref): | Issue Date: 21st July 2016 |
| Originator | Checked and authorised by |
| Name of person and qualifications: Peter Hamilton | Name of person and qualifications: Graham Trewhella |
| Job Title: Partner | Job Title: Partner |
| Signature | Signature: [Handwritten signature] |
1.1 This Planning Statement provides the justification (in planning terms) for the redevelopment of the Post Office building on Regent Street, Douglas. The development involves the retention of the façade of the building and the construction of retail floor space on two levels in the space to the rear of the façade. 1.2 The Post Office building is an established and distinctive part of the street scene of Regent Street but it is the façade of the building which is of value. The four floors of accommodation beyond the façade comprise a network of small rooms at different levels. This arrangement is not aligned with the needs of modern town centre uses, particularly where retail is the end use. 1.3 The proposed development seeks to retain the distinctive façade of the building but then provides two new- build levels of retail space with open and uninterrupted floor plates. In this way the existing street character of Regent Street is maintained and modern standards of retail accommodation are provided.
1.4 The focus of Douglas Town Centre is the long, uncovered high street which runs from Marina Road and Castle Street in the north to Market Hill and North Quay in the South. The majority is pedestrianised. 1.5 The established prime pitch in Douglas Town Centre is southern Strand Street between the junctions with Regent Street and Howard Street (Source: Isle of Man Island Retail Sector Study, PBA/ Roger Tym). This location is distinguished by a major two storey Marks and Spencer store with adjoining multi-storey car park. 1.6 The Post Office building is in close proximity to the prime retail pitch. In addition, Regent Street is an important link between the shopping high street and Loch Promenade. It is part pedestrianised. The pedestrianised zone runs to the front of the Post Office.
1.7 This Planning Statement will consider the important features and character of the Post Office building. Following this it will examine relevant planning guidance to give the policy context for the proposed development. 1.8 The approach to development is described and then, in turn consideration given to the way in which the proposed development is consistent with relevant policy.
1.9 The planning application is supported by this Planning Statement which should be read alongside other supporting material including the scheme drawings, the Design Statement and the Retail Report.
2.1 The Central Douglas Masterplan recognises that an enhanced pedestrian environment and clear links between different activities in Douglas Town Centre are essential to its commercial future. In this context Regent Street is an important link between Strand Street (the high street) and Loch Promenade and it has been transformed by part pedestrianisation and high quality urban realm works. 2.2 The Post Office Building falls on the northern side of Regent Street. It dates from 1886. It is not a registered building but it sits alongside the Promenade Conservation Area. 2.3 The important aspect of the Post Office Building is the façade. It makes a positive and distinguished contribution to the character of Regent Street. Beyond the façade, the building is not of significant value. 2.4 The façade of the building is faced with orange-red brick set in a Flemish bond. Contrast and decoration is provided by terracotta elements and sandstone dressings. The base of the building is defined by projecting courses of brick, terminated with a double course of cant bricks. 2.5 The reveals to openings and the corbel detail at eaves level use purpose- moulded bricks. Sandstone is then used to form the arch detail over the first floor windows, the projecting window cills, the string course and the coping stones to the gabled elements on the front elevation. 2.6 The building has large window openings, which are particularly conspicuous at ground floor level where there are metal window frames recessed from the face of the wall. 2.7 The gables at roof level are a significant component of the building façade. The centre point of the façade is defined by a large gable and a range of three windows. To provide symmetry, smaller twin gables are positioned at the limit of both flank elevations. {{image:165535}}
Regent Street Post Office: Façade
3.1 The Development Plan for the Isle of Man comprises the Isle of Man Strategic Plan, the Area Plan for the South, the 1982 Development Plan and a number of local plans. 3.2 The relevant parts of the Development Plan in the instance of this planning application are the Isle of Man Strategic Plan (2016) and the Douglas Local Plan (1988).
3.3 The Post Office Building is located in a zone which is identified for predominantly shopping in the Douglas Local Plan. Policy D/Ret/P1 aims to restrict most retail development to this zone.
3.4 There are a number of strategic objectives which will need to fulfilled. In summary form these are:
Development should make best use of resources by, amongst other things, optimising the use of redundant and under-used buildings and land.
Locate new development in existing towns
Ensure that the individual character of settlements is protected by the use of local materials and local character in the design of new developments
Amongst other requirements, new development must protect and enhance the fabric and setting of Conservation Areas
New development should be designed so as to make a positive contribution to the environment of the Island.
Major employment- generating development should be located in existing centres on land zoned for such purposes
All new retail development (within minor exemptions) must be sited in town and village centres on land zoned for these purposes.
General Policy 2: Development within Land Use Zones Where development is in accordance with land use zones and is appropriate it will normally be permitted provided that: (b) It respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings
(c) It does not affect adversely the character of the surrounding landscape or townscape (e) It does not affect adversely public views of the sea (h) It 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.
Environment Policy 36: Development adjacent to Conservation Areas Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area
Business Policy 10: Retailing Retail development will be permitted only in established town and village centres
3.5 The Douglas Promenades Conservation Area is adjacent to the Post Office building. The Douglas Promenades Conservation Area Character Appraisal provides a comprehensive review of the significance of building form and townscape, and highlights the importance of retaining the historic fabric of the majority of the buildings within the Conservation Area. 3.6 The Isle of Man Retail Sector Strategy (Department of Economic Development, December 2013) informs policy on retail development across the Island. It concludes that priority should be given to town centres so as to give certainty for investors and developers. This is to counter the pressure for out of centre development. This strategy provided the backdrop for the preparation of the Central Douglas Master Plan (Refer to paragraph 2.1 of this planning statement)
4.1 The initial appraisal of the building and its context, planning policy and guidance and commercial market advice provided a baseline for pre-application discussion with the Planning Team at the Isle of Man Government. 4.2 On 29 January 2016 a pre-application meeting was held with Michael Gallagher and Jennifer Chance from the Government's Planning Team. The key advice arising from this meeting was:
4.3 Following the pre-application consultation and the advice that was received a number of activities were instigated. These were geared towards a better understanding of the potential implications of retaining the façade and constructing modern retail accommodation to the rear. 4.4 Engineering investigation subsequently established that the structural condition of the façade will facilitate its retention (with the support provided by the new build accommodation) 4.5 Architectural options were then generated with the key variable being the pattern of openings on the façade 4.6 The preferred approach is the retention of the fenestration pattern at first and second floor levels (an incongruous dormer is to be removed) and the rationalising of the larger openings at ground floor level, replacing the random mix of display windows and access doors which exist at present with three clean and uninterrupted openings at street level. 4.7 The rebuilding of the structure to the rear of the façade also allows the existing ramped access (extending into the pedestrianised zone) to the removed. The new building will then benefit from level access to Regent Street. 4.8 The evolution of the design, the way the building contributes to the street scene and the design detail are explored in greater detail in the companion Design Statement.
5.1 In many ways the proposed development is consistent with the thrust of planning policy for Douglas Town Centre and other key planning considerations.
5.2 There is considerable support for a retail use. The Post Office building falls in an area identified for "predominantly shopping" in the Douglas Local Plan 5.3 The Isle of Man Strategic Plan aims to locate employment-generating development and retail development in existing centres on land zoned for the proposed use. A retail use on Regent Street is entirely consistent. In addition, the Isle of Man Retail Sector Strategy recognises that it is important for investors and developers that there is an overriding priority for retail development in established town centres. This planning application is founded on a considerable investment in the provision of new, high quality retail floorspace in Douglas Town Centre
5.4 A key consideration is Environmental Policy 36 of the Strategic Plan. This requires development adjacent to Conservation Areas to account for views into and out of that Conservation Area. The Post Office building is at the edge of Douglas Promenades Conservation Area. The retention of the façade of the building will ensure that there will be no detriment to the view along Regent Street towards the Conservation Area. Indeed the character of Regent Street and its role as a link between the shopping high street and the amenities along the Promenade will be enhanced. The façade of the Post Office building will be refurbished, the intrusive ramp access will be removed and a retail use will give greater vitality and vibrancy to the street. 5.5 The approach to development is also consistent with planning policy in other ways. It ensures that optimum use is made of the building/ site which is currently underused. The retention of the façade ensures that the local materials used originally in its construction remain as an evident and distinguished part of the street scene. The way in which development of the Post Office is being approached will make a positive contribution to the environment of Douglas Town Centre, ensuring that the setting of the Douglas Promenades Conservation Area is not harmed. 5.6 The approach to development represents the optimal use of a town centre location. It is appropriate in terms of siting, layout, scale, form and design. It will make a positive and lasting contribution to the townscape and will not alter the view along the Regent Street corridor towards the coast. 5.7 It is entirely reasonable to conclude that the proposed development embraces the aims and objectives of both relevant planning policy and well established planning practice principles.
6.1 The redevelopment of the Post Office building on Regent Street represents a carefully conceived approach which provides new retail accommodation whilst ensuring that the distinctive façade of the building is retained. 6.2 The proposed retail use is entirely appropriate for this location next to the prime shopping pitch in Douglas Town Centre. The development will meet the needs of modern retailers by delivering large uninterrupted floor plates on two levels. This existing building with its warren of small rooms on four levels will not meet the requirements of retail operations. 6.3 The approach to new development gives recognition to the value of the façade of the building and the contribution that it makes to the street scene along Regent Street in particular and Douglas Town Centre in general. The façade of the building is to be retained. 6.4 The retention of the façade will assist in preserving and enhancing the setting of the Douglas Promenades Conservation Area and will ensure that the public views along the Regent Street corridor to and from the Conservation Area will not be harmed. The retention and refurbishment of the façade will make an important contribution to any initiatives geared towards the improvement of the character of the Conservation Area. 6.5 The detail of the approach to development is significant and will result in a net enhancement of the environment of Douglas Town Centre. The retained façade will be generally refurbished. Important architectural features at first and second floor levels will be retained and the original fenestration pattern will be maintained. At ground floor level the openings will be rationalised and the intrusive ramp will be removed, adding to the quality and amenity of the pedestrianised environment. 6.6 It is respectfully requested that full support is given to the proposed development and that planning permission is granted without delay.
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