16 September 2008 · Delegated
Isle Of Man Breweries, Queens Hotel, Queens Promenade, Douglas, Isle Of Man, IM2 4nl
The application sought consent to fix two stainless steel cigarette bins to the front elevation of the Queens Hotel (Registered Building No. 201), which sits within the Douglas Promenade Conservation Area. Each bin measures 24.5 x 44.5 x 6.5 cm. One was proposed to the right of the main double-door entrance and the other to the left of a secondary entrance. Officers acknowledged that the modern design and finish of the bins are not in keeping with the character of the listed building, and that placement on the principal elevation is not ideal. However, the forecourt is already an active, heavily used seating area with large umbrellas and outdoor furniture, and the bins are not permanent fixtures.
Although the bins' modern finish is not complementary to the listed building, their small size, non-permanent nature, and the already busy character of the forecourt meant the harm was not judged significant. The provision of such bins was also considered a practical necessity following the smoking ban.
ALTERATIONS AND EXTENSIONS
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.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
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 Registered Building Consent for the installation of two cigarette bins to the front elevation as shown in drawings and information 00664/1, 00664/2 and photographs x 2 submitted and date stamped 31st March 2008.
