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THE SITE:
The site represents the curtilage of The Queens Hotel, an existing Public House located on the Queens Promenade, within the Douglas Promenade Conservation Area. The Queens Hotel is on the Protected Buildings Register as RB 201.
PLANNING HISTORY 04/01677/D - New Public House / Hotel signage and external lighting- Application Permitted 04/01677/PART - Erection of lamp over front entrance door- Application Refused
04/02030/CON - Registered building consent for erection of fibre glass cornice moulding detail to replace defective cement moulding and installation of eaves level down-lighters (in association with PA 04/2201/GB), - Application Permitted
04/02201/GB - Replacement of defective and dangerous eaves level cement / stone cornice moulding with a G.R.P moulded cornice of same moulding. Installation of new eaves level down lighters (in association with PA 04/02030/C) - Application Permitted
05/00551/CON - Installation of three Hulmann umbrellas on forecourt of hotel (in association with 05/00551/GB) - Application Permitted
05/00551/GB- Installation of three Hulmann umbrellas on forecourt of hotel (in association with 05/00551/CON) - Application Permitted on Review
05/01412/GB - A) Installation of fresh air vent inlet (intake) ventilation ducting mounted on existing flat roof at rear of building (Retrospective) (in association with 05/01412CON) B) Installation of two 225 x 225 air bricks in west gable to provide air supply to second floor boiler room (in association with 05/01412CON) - Application Permitted
05/01412/CON - A) Installation of fresh air vent inlet (intake) ventilation ducting mounted on existing flat roof at rear of building (Retrospective) (in association with 05/01412GB) B) Installation of two 225 x 225 air bricks in west gable to provide air supply to second floor boiler room (in association with 05/01412GB) Application Permitted
06/01339/CON - Internal fire safety and precautions work, Queens Hotel, Queens Promenade, Douglas - Pending Consideration
07/00102/GB - Erection of a store to rear yard (In association with 07/00103/CON) Queens Hotel, Queens Promenade, Douglas - Pending Consideration
07/00103/CON - Registered Building consent for the erection of a store to rear yard (In association with 07/00102/GB), Registered Building 201, Queens Hotel, Queens Promenade, Douglas - Pending Consideration
07/00104/GB- Installation of internal & external kitchen cooling / air conditioning equipment to rear (In association with 07/00105/CON), Queens Hotel, Queens Promenade, Douglas - Pending Consideration
THE PROPOSAL:
The application proposes Registered Building consent for installation of internal & external cooling / air conditioning equipment to rear (In association with 07/00104/GB).
The proposal would entail the following:
The installation of a new Cellar Condenser Unit and new Condenser Unit to exhaust at a higher level due to the construction of the new single storey Keg Store.
The installation of an Air Handling Unit to the Second Floor, rear Bedroom.
The Applicant informs us that "the additional ventilation and air conditioning equipment at the rear of the building to improve the ventilation and environment in the hotel kitchen on the first floor at the rear of the building.
The kitchen presently has a roof extractor serving a canopy over the cooking range, but additional cooling is imperative as there were occasions during last summer when the kitchen was intolerably hot."
Douglas Corporation has No Objection to the proposals.
The Isle of Man Fire and Rescue Service have recommended the following:-
The applicant to consult the Fire Safety Department as the premises falls within the Fire Precautions Act 1975.
This is a joint report for two planning applications which are seeking planning permission and Registered Building Consent for the installation of internal and external cooling/air conditioning equipment to rear elevation of a Registered Building.
Section 16(3) of the Town and Country Planning Act 1999 states that "In considering whether to grant planning approval for development which affects a registered building or its setting, or whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or is setting or any features of special architectural or historic interest which it possesses".
Section 18 (4) of the Town and Country Planning Act 1999 states "Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
In considering the content of the application I have had particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS TO A REGISTERED BUILDING, POLICY CA/2 - SPECIAL PLANNING CONSIDERATIONS and POLICY CA/4 - PROPOSALS FOR PRESERVATION AND ENHANCEMENT as set out within Planning Policy Statement 1/01 as set out in Planning Policy Statement 1/01.
I have visited the property on a number of occasions for other applications, and I am fully conversant with the site both inside and out. Whilst the proposals are only minimally justified in the application, I have discussed them at length with the applicants and their agents, and understand the necessity of these proposals.
The installation of a new Condenser Unit is in addition to the re-location of the Cellar Condenser Unit to exhaust at a higher level due to the construction of the new single storey Keg Store.
Both of these works are located on the rear, more modern section of the Registered Building and are not readily visible other than to the occupants of Picadilly Court Apartments who park at the rear of that property and access that car park between these two buildings.
The installation of the Air Handling Unit to the disused Bedroom at the rear of the Second Floor directly affects the Registered Building as it is attached to the more historic part of it and exhausts via one of the sashes to the rear elevation. I had an opportunity to view such an installation at The Saddle Inn in Ramsey, also a Registered Building. Whilst the installation is not in any way aesthetically pleasing, it is wholly reversible, not readily seen by the public and would allow continued use of the building as a Public House.
Planning Officers Report:
I concur with the Conservation Officers Assessment. I consider the proposed store will have a neutral affect on the character and appearance of the Conservation Area and nor will it adversely affect the setting of the Registered Building.
There is one additional issue to consider relating to noise from the proposed units impacting on the occupiers of the residential apartments to the south west of the application site. The proposed units are set a sufficient distance away from the apartments to the south west of the application site. The applicant has indicated that the sound levels for the proposed units would be:
External unit 52dBA Internal unit(in disused rear bedroom) 47dBA
Having spoken to Environmental Protection Unit it has been indicated that the appropriate sound level should be applied:
7.00am to 23:00hrs – 50dBA 2300hrs to 7.00am – 40dBA
The applicant has indicated that the external unit sound level can be reduced to 50dBA. Furthermore, the applicant has indicated that the kitchen will be not be operating between the hours of 23:00hr and 7.00am and consequently the equipment will not be running during these time. It has been indicated that the normal usage of the kitchen is between 9am and 9pm.
I therefore consider a condition restricting the sound level to 50dBA along with a condition restricting the hours of operation of the units would be appropriate to protect the occupiers of the adjacent apartments.
RECOMMENDATIONS:
I recommend planning permission and registered building consent be granted subject to conditions.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), and, by virtue of The Registered Building Regulations, considered "interested persons" and as such should be afforded party status.
Whilst IoM Fire and Rescue Service, represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 08.05.2007 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This consent relates to drawing numbers 4107 - LP, 4107 - 1, 4107 - 2, 4107 - 3, 4107 - 4, 4107 - 5, 4107 - 6, 4107 - 7 and 4107 - 8 date stamped 19th January 2007 and letters from Partington, Nixon & Kinrade dated 17th January 2007
C 3. PRIOR to the commencement of any building works, a photographic survey must be undertaken to record all existing internal and external features of interest, such a record to be prepared in consultation with the Conservation Officer of the Department and be submitted to the planning authority.
C 4. PRIOR to the commencement of any works on site, further details of the Condesing Cooler Units are to be submitted and approved in writing by the planning authority. Thereafter the units shall be installed in accordance with the approved details.
C 5. PRIOR to the commencement of any works, large scale (1:20) details of the Air Handling Unit, it's ducting and exhaust into the Fridge Room below and it's junction with the existing window are to be submitted to and approved in writing by the planning authority. Thereafter the units shall be installed in accordance with the approved details.
C 6. PRIOR to the commencement of any works, details of the safe storage of the sliding sash section to be removed as part of the installation of the exhaust of the Air Handling Unit are to be submitted and approved in writing by the planning authority. Thereafter the section shall be stored in accordance with the approved details to enable its re-installation at a later date.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 11/5/07
Signed : M. I. McCauley Director of Planning and Building Control
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