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THE SITE:
The site represents the rear aspect of 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
THE PROPOSAL:
The application proposes Registered Building consent for the erection of a single storey 'Proposed Keg Store' to the rear of the property (In association with 07/00102/GB).
The applicant informs us that the store is intended to house such things as empty kegs, crates etc with a view to being able to keep the premises tidier and secure, as at present there is no available storage space for such items, and they have to be left in the open yard area.
REPRESENTATIONS:
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.
ASSESSMENT:
This is a joint report for two planning applications which are seeking planning permission and Registered Building Consent for the erection of a store to rear yard within the curtilage 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.
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 their necessity.
The proposed single storey Store is not physically attached to the Registered Building and, being constructed as it is in single skin blockwork, it is readily reversible at a later date. The rendered and painted finish of the new store will match the wall finishes in its immediate surroundings.
The 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.
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.
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.
Recommended Decision: Permitted
Date of Recommendation: 19.04.2007
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. 23.4 4107-1
C 2. This permission relates to the erection of a store as shown in drawing numbers 4107 - LP, 4107 - 2, 4107 - 3, 4107 - 4, 4107 - 5, 4107 - 6, 4107 - 7 and 4107 - 8 date stamped 19th January 2007.
C 3. PRIOR to the commencement of any building works, a photographic survey must be undertaken to record all existing 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.
N 1. The applicant is advised to consult the Fire Safety Department as this type fo premises falls with the Fire Precautions Act 1975.
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: 23/4/07
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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