1 December 2017 · Committee
New Market Hall, Market Hill, Douglas, Isle Of Man, IM1 2bh
This application sought Registered Building consent for a range of alterations to The Market Hall, a listed building on Market Hill in Douglas, Isle of Man. The proposed works included changes to doors and windows, installation of a flue and ventilation grills, new lighting, refurbishment of the basement and ground floor, and the creation of a mezzanine level. The Market Hall is a single-storey building with lantern lights in its two double-pitched roofs, situated to the north of North Quay and east of Market Hill. The application was linked to a separate planning application (17/01081/GB) for the same site. The Committee approved the application on 1 December 2017, subject to three conditions. The officer's report identified the key issue as whether the works would adversely affect or fail to preserve the building, its setting, or its features of special architectural or historic interest.
The application was approved by the Committee on 1 December 2017, subject to three conditions. The key planning question was whether the proposed works would adversely affect or fail to preserve the listed building, its setting, or its special architectural and historic features. The consent was granted on the basis that the works were considered acceptable in that regard.
Development should make the best use of resources
optimising the use of previously developed land, redundant buildings
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
Extensions or alterations to a Registered Building which would affect detrimentally its character
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
Within Conservation Areas, the Department will permit only development which would preserve or enhance
the character or appearance of the Area
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
ALTERATIONS AND EXTENSIONS
special regard to the desirability of preserving the building or its setting
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
impact of such proposals upon the special character of the area
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.
Condition 2
Prior to the installation of any external ventilation grilles or louvres, details of these in terms of material, exact size and appearance and dimensions, must be approved by the Department and the development undertaken in accordance with these details.
Condition 3
The colour of the sides and top of the proposed flues must be approved by the Department prior to the installation of the same.
