6 October 2006 · Committee
Brewery And Premises, Glen Falcon Road, Douglas, Isle Of Man, IM2 3hr
The application proposed redeveloping the curtilage of the former Okell's Brewery — a Registered Building most recently used as an off-licence — at the junction of Murray's Road and Falcon Street. The scheme would have converted the main brewery building into five apartments and a town house, while redeveloping the rear of the site to provide six further apartments, giving a total of eleven flats and one dwelling. New buildings at the rear would have been of modern design with large areas of glazing. Parking provision included 19 spaces in a rear garage and 5 on the forecourt. The stone-built warehouse façade on Murray's Road would have been retained. Key planning issues identified by officers included the impact on the local street scene, the effect on the Registered Building and the Conservation Area, highway matters, and the amenity of neighbouring residents in the surrounding terraced housing.
The application was refused by Planning Committee, consistent with the officer's recommendation to refuse. The specific refusal reasons are not fully detailed in the available evidence, but the identified concerns centred on the impact of the development on the Registered Building, the Conservation Area, the local street scene, and neighbouring residential amenity. The data does not provide the precise wording of the refusal reasons.
General Criteria Applied in Considering Registered Building Applications
The issues that are generally relevant to the consideration of all registered building applications
POLICY RB/3 General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:- • The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; • The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; • The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).
Use
In considering a proposal for change of use of a registered building, the principal aim should be to identify the optimum viable use
POLICY RB/4 USE In considering a proposal for change of use of a registered building, the principal aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the building, all of which affect its special character as a building of merit. An applicant will have to illustrate that the effect of any proposed changes upon the architectural and historic interest of the building will be minimised.
Alterations and Extensions
In considering whether to grant planning approval for development which affects a registered 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.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the re-development of the site to provide 11 apartments, one town house and provision of secure parking facilities as shown in drawing numbers K076/P/10-00, K076/P/10-01, K076/P/10-02, K076/P/10-03, K076/P/10-10, K076/P/10-11, K076/P/10-12, K076/P/10-13, K076/P/10-14, K076/P/11-01, K076/P/11-10, K076/P/12-01, K076/P/12-10, K076/P/12-11, K076/P/15-01, K076/P/15-02, K076/P/15-03 and K076/P/19-01 date stamped 14th July 2006, Design Statement from Kay Associates date stamped 14th July 2006.
Condition 3
The proposed development shall be carried out in strict conformity with the approved plans.
Condition 4
No illuminated bollard shall be installed other than in accordance with detailed drawings/specifications to be submitted to and approved in writing by the planning authority, such drawings/specifications to show design, siting, type and level of extent of illumination.
Condition 5
No security roller shutter shall be installed other than in accordance with detailed drawings/specifications (including details of colour coating) to be submitted to and approved in writing by the planning authority.
Condition 6
Within one month of the installation of the security roller shutters hereby approved, they shall be colour coated in full accordance with details submitted under condition 5. Any replacement or modification shall be colour coated to match within one month of being carried out.
Condition 7
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the planning authority and those works shall be carried out as approved. Details of hard landscaping works shall include boundary treatment, footpaths, driveways and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details within 3 months of the first occupation of the residential units hereby permitted; and all planting shall be carried out in accordance with the approved details in the first planting and seeding seasons following that first occupation. Any tree or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Condition 8
No development shall take place until a photographic survey of the buildings exterior and interior has been submitted to and approved in writing by the planning authority.
Condition 9
No development shall take place until samples of the facing, roofing and paving materials to be used shall have been submitted to and approved in writing by the planning authority and these works shall be carried out in accordance with the approved details. The development shall be carried out in accordance with the approved details.
