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C o n s u l t a n c y D e s i g n P l a n n i n g M a n a g e m e n t B u i l d Planning & Building Control Directorate First Floor Murray House Mount Havelock Douglas Isle of Man IM1 2SF 21st January 2022 Ref: JTM2138/P/05 Dear Peiran,
RE: Planning Application 21/00827/B for the Proposed Change of Use from Retail & Leisure to Class 1.3 Facilities with Enclosed Seating to: Villa Marina Colonnade, 1-3 Harris Promenade, Douglas, Isle of Man. IM1 2HH
Further to our meeting on the 18th January 2022, and your subsequent correspondence on the 20th January 2022, please find below the following policies from the Isle of Man Strategic Plan 2016 which support the above application alongside the previously submitted documentation. This application adheres to:
Strategic Aims 3.6 Social (c) To promote improved access to buildings, spaces and services for less able people. (d) To promote community safety and security within new development, regeneration and refurbishment schemes by encouraging the adoption of the principles of “Designing Out Crime”.
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages.
Strategic Policy 4: Proposals for development must:
JTM Architecture Limited ‘The Basement’ 16 Derby Road Douglas Isle of Man IM2 3ET Telephone: +44 1624 664916 Email: [email protected] Website: www.jtmarchitecture.com
Isle of Man Company #130861C Isle of Man Register of Architects #109 Architectual Registration Board #075590G Royal Institute of British Architects
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Strategic Policy 8: Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and man-made attractions.
Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to:
Spatial Policy 1: The Douglas urban area will remain the main employment and services centre for the Island.
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:
Environment Policy 23: When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours.
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.
Environment Policy 39: The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area.
JTM Architecture Limited ‘The Basement’ 16 Derby Road Douglas Isle of Man IM2 3ET Telephone: +44 1624 664916 Email: [email protected] Website: www.jtmarchitecture.com
Isle of Man Company #130861C Isle of Man Register of Architects #109 Architectual Registration Board #075590G Royal Institute of British Architects
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C o n s u l t a n c y D e s i g n P l a n n i n g M a n a g e m e n t B u i l d
7.35 Urban Regeneration 7.35.1 - The Department also supports, in general, environmental improvements to our towns and villages.
Environment Policy 43: The Department will generally support proposals which seek to regenerate run-down urban and rural areas. Such proposals will normally be set in the context of regeneration strategies identified in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition.
Business Policy 1: The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan.
Community Policy 7: The design of new development and the extension and refurbishment of existing buildings and development must, as far as is reasonably practical, pay due regard to existing best practice so as to help prevent criminal and anti-social behaviour.
In essence, the proposed development aims to utilise an unused building in what is now within the newly developed cultural quarter/area of Douglas following the redevelopment of Douglas promenade.
The colonnade is currently used is a walkway which houses a daytime café alongside the proposal site. Unfortunately, at night with the café being closed, the empty units encourage littering, urination and anti-social behaviour because there is no natural policing in these areas.
The proposal of an enclosed section and use of an unused unit will ensure that the features of the colonnade are preserved and maintained to the correct hygiene standards expected of a restaurant setting. The colonnade forms part of the physical connection between the Villa Marina and Gaiety Theatre and it is the intention of the applicant to provide a social setting between these two venues to promote public and tourist use and to generate an atmosphere around this area in the evening and prior to and after events or shows.
Allowing patrons to dine in and around the colonnade will encourage more engagement with the building rather than using it as a walkway. Its current guise as a walkway can only be enhanced by the introduction of a social venue which can be fully opened in summer or partially enclosed during inclement weather, meaning that social activity and engagement is consistent all year round rather than during event times. Using the building during the proposed operational hours will promote selfpolicing and it will in turn eradicate the disrespectful behaviour that is currently evident during the night-time.
To highlight the current issues, the below images have been taken by the applicant on the morning of Tuesday 25th January 2022:
JTM Architecture Limited ‘The Basement’ 16 Derby Road Douglas Isle of Man IM2 3ET Telephone: +44 1624 664916 Email: [email protected] Website: www.jtmarchitecture.com
Isle of Man Company #130861C Isle of Man Register of Architects #109 Architectual Registration Board #075590G Royal Institute of British Architects
architecture
C o n s u l t a n c y D e s i g n P l a n n i n g M a n a g e m e n t B u i l d
JTM Architecture Limited ‘The Basement’ 16 Derby Road Douglas Isle of Man IM2 3ET Telephone: +44 1624 664916 Email: [email protected] Website: www.jtmarchitecture.com
Isle of Man Company #130861C Isle of Man Register of Architects #109 Architectual Registration Board #075590G Royal Institute of British Architects
architecture
C o n s u l t a n c y D e s i g n P l a n n i n g M a n a g e m e n t B u i l d
JTM Architecture Limited ‘The Basement’ 16 Derby Road Douglas Isle of Man IM2 3ET Telephone: +44 1624 664916 Email: [email protected] Website: www.jtmarchitecture.com
Isle of Man Company #130861C Isle of Man Register of Architects #109 Architectual Registration Board #075590G Royal Institute of British Architects
architecture
C o n s u l t a n c y D e s i g n P l a n n i n g M a n a g e m e n t B u i l d
Along with the litter, cigarette ends etc. dog and possibly human urine, dirty windows, floors and corners of the colonnade, the existing features of the units are being weathered by sea spray, including the wooden doors and window frames which can be seen in a poor state of repair on some of the aforementioned images.
The physical character of the colonnade focus’ on the columns and solid piers which run up to the upper balcony to form articulation between the decorative green balustrades, whilst further along the colonnade from the proposal site there is a large expanse of infilled, green-framed glazing and doors which lead to the Villa Marina Gardens. The proposed glazing therefore is set behind the columns in order to maintain their visual importance along the colonnade, with the proposal of a matching green frame for the glazing which will tie into the existing glazing, balustrades and lighting features on the upper balcony.
The existing rendered piers and beams will be undisturbed from the promenade view of the colonnade, whilst the internal face of the rendered sections will only require intermittent fixings which can be maintained as well as repaired should the proposed glazing be removed in the future.
The colonnade has traditionally been a hub of social space and the recent development in and around the complex in 1999 aimed to enhance the area as such. The redevelopment of the promenade has prompted further public social engagement, given the new spaces outside of the Gaiety Theatre as well encouragement to walk and cycle (there are new bike racks installed close to the site) in place of car use.
The proposal provides an open colonnade during and prior to operational hours to ensure that people can use the walkway to go to work, particularly in wet weather. Although the applicant wishes to replicate the social environment that previously existed in and around the colonnade area in the Victorian and post-Victorian era, unfortunately security is more of an issue in more modern times. With limited space to store tables and chairs and maintenance/cleanliness standards to be adhered to, the applicant has looked at securing the glazed colonnade section at night to avoid damage to property and anti-social behaviour within the proposal site, which is currently evident. Both the Villa Marina Arcade and Gardens are locked at night to deter similar activity.
The use of the glazing is simple, light, transparent and can be opened during operational hours to provide an open colonnade. This can be secured at night and partially enclosed during inclement weather for the comfort of customers. Glazing is quite often used in traditional buildings to allow some form of segregation and modernisation, with a well-known example being the New York Stock Exchange which is shown below:
JTM Architecture Limited ‘The Basement’ 16 Derby Road Douglas Isle of Man IM2 3ET Telephone: +44 1624 664916 Email: [email protected] Website: www.jtmarchitecture.com
Isle of Man Company #130861C Isle of Man Register of Architects #109 Architectual Registration Board #075590G Royal Institute of British Architects
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C o n s u l t a n c y D e s i g n P l a n n i n g M a n a g e m e n t B u i l d
When closed, the transparent and clean material will fit in with the vast amount of glazing which is evident around the complex and it will offer a unique public and tourist dining experience which is lacking on Douglas Promenade. In our meeting it was discussed whether the glazing could be replicated along the entire colonnade in order to introduce some symmetry to the view, however at this stage of the application this option would need to be considered as an addition or condition to the application proposal. This proposal would add additional benefits to other businesses within the colonnade and Viall Marina Arcade as a social space.
The impact of the physical development is minimal on the current elevation and is supported by the transparent and moveable bi-fold doors which can be opened up throughout the proposal. The enclosed drawings show the areas which can be opened up to reduce physical walls with an additional bi-fold doors using the mullion layout shown on the existing application documents.
In summary, and with particular reference to Environment Policy 35, the management of the space within this proposal will ensure that the space is maintained and cleaned on a regular basis throughout the day and night. The venue will also provide a well lit area and social area at night in order to prevent any form of anti-social behaviour. The below images show the current and poorly lit colonnade as it stands, particularly against the street lighting. This area lacks any self-policing after the café is closed:
JTM Architecture Limited ‘The Basement’ 16 Derby Road Douglas Isle of Man IM2 3ET Telephone: +44 1624 664916 Email: [email protected] Website: www.jtmarchitecture.com
Isle of Man Company #130861C Isle of Man Register of Architects #109 Architectual Registration Board #075590G Royal Institute of British Architects
architecture
C o n s u l t a n c y D e s i g n P l a n n i n g M a n a g e m e n t B u i l d
JTM Architecture Limited ‘The Basement’ 16 Derby Road Douglas Isle of Man IM2 3ET Telephone: +44 1624 664916 Email: [email protected] Website: www.jtmarchitecture.com
Isle of Man Company #130861C Isle of Man Register of Architects #109 Architectual Registration Board #075590G Royal Institute of British Architects
architecture
C o n s u l t a n c y D e s i g n P l a n n i n g M a n a g e m e n t B u i l d
The proposed use of the colonnade will be enhanced by providing something more than its current purpose as a walkway past an empty unit and will include a social space which is both a characteristic that is reflective of the Victorian era as well as a social addition to the new promenade cultural area.
The main features of the colonnade will be preserved with the proposed glazed also acting as a barrier against the sea air and spray causing dilapidation to the existing units which sit within the colonnade, whilst also matching the glazing already present within the complex.
The glazing frame will also match the balustrade colour above the colonnade and act as a deterrent and secure barrier against littering and other forms of damage which should be eradicated from the areas in and around the Island’s most prominent venue.
I trust that the above is satisfactory however should you require any further information then please do not hesitate to contact me.
Regards
BA (Hons), PGCert, PGDip, BARCH, PGDip ARCH (LMU)
RIBA Chartered Architect C.c. Dazan Ltd
JTM Architecture Limited ‘The Basement’ 16 Derby Road Douglas Isle of Man IM2 3ET Telephone: +44 1624 664916 Email: [email protected] Website: www.jtmarchitecture.com
Isle of Man Company #130861C Isle of Man Register of Architects #109 Architectual Registration Board #075590G Royal Institute of British Architects
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