24 January 2017 · Committee
No. 5, Victoria Street, Douglas, Isle Of Man, IM1 2lr
This application sought permission to alter the facades and add a rear extension to Celtic House, a five-storey building on Victoria Street, Douglas. It also proposed changing the use of the basement and ground floors from offices to food and drink, with operating hours up to midnight subject to licensing approval. The site sits within a Conservation Area and the building has a distinctive architectural design, with largely glazed lower floors and concrete-panelled upper floors. The application also aimed to amend certain aspects of a previously approved scheme. Key planning considerations included the effect on the character of the street scene and Conservation Area, the suitability of the proposed use, and highway and parking matters. The committee approved the application on 24 January 2017, subject to two conditions, in line with the officer's recommendation.
The Department of Environment, Food and Agriculture approved the application on 24 January 2017. The officer recommended approval and the committee agreed, finding the proposal acceptable in relation to its impact on the street scene and Conservation Area, the proposed uses of the building, and highway and parking considerations.
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
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 development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Condition 2
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, 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. Reason: In the interests of the character and appearance of the site and surrounding area.
