6 October 2006 · Committee
Brewery And Premises, Glen Falcon Road, Douglas, Isle Of Man, IM2 3hr
This application sought permission to redevelop the former Okell's Falcon Brewery site at the junction of Murray's Road and Falcon Street, Douglas, to provide 11 apartments, one town house, and secure parking. The site fronts Glen Falcon Road and is surrounded by terraced housing to the north, west, and south, with public open space to the east. The committee refused the application, in line with the officer's recommendation. The officer report identified a range of planning concerns, including the proposal's relationship to the Local Plan, its impact on the local street scene, highway issues covering parking, access and traffic, and the effect on the amenities of neighbouring residents. Additional concerns centred on the impact on a nearby Registered Building and the character and appearance of the Conservation Area, as well as the quality of the environment proposed for future occupants and the provision of affordable housing.
The committee refused this application. The officer report identified key issues including compliance with the Local Plan, impact on the local street scene, highway matters such as parking and access, impact on neighbouring residents, the character of the Conservation Area, and the effect on the adjacent Registered Building. The decision aligned with the officer's recommendation to refuse.
General Criteria Applied in Considering Registered Building Applications
Those policies of particular relevance in this instance are
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
Those policies of particular relevance in this instance are
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
Those policies of particular relevance in this instance are
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.
