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The application site represents the curtilage of the Queens Hotel, Queens Promenade, Douglas. The site accommodates the public house which is Registered Building number 201 which sits on the western side of Queens Promenade.
The site is located within an area identified as Mixed Use (Tourism and Residential) by the Douglas Local Plan 1998. The site is also identified as being within the Douglas Promenade Conservation Area.
Planning Policy Statement 1/01 'Conservation of the Historic Environment of the Isle of Man', Registered Building Policy RB/5 states:
"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 ‘Conservation of the Historic Environment of the Isle of Man’, Policy CA/2 states:
“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.”
The following are considered relevant to the assessment and determination of this Registered Building Consent: 95/01857/B – Construction of paved seating area and renovation works to front elevation – Permitted 9th May 1996 05/00551/GB – Installation of three Hulmann umbrellas on forecourt of hotel (in association with 05/00551/CON) – Permitted 14th March 2006
Douglas Corporation have indicated no objection to this Registered Building Consent. The Department of Transport Highways Division have indicated no objection to this Registered Building Consent. We have received no privately written representations in relation to this Registered Building Consent.
The application seeks approval for the installation of two cigarette bins to the front elevation. The cigarette bins are stainless steel and are 24.5 x 44.5 x 6.5cm (width x height x depth) in size. One is to be placed to the right of the central entrance with the double doors and the second is to be placed to the left of the supplementary entrance to the left of the public house.
The cigarette bins are modern in their design and finish and are not complimentary to the Registered Building. The bins are to be placed on the front elevation of the public house which is not ideal; however, the forecourt in front of the public house is a paved seating area which is a frequently used space with a large number of tables and benches covered by large umbrellas. The cigarette bins are not a permanent fixture and are considered to be an asset to the users of the forecourt area. Overall, the cigarette bins are judged to not have a significant adverse impact on the Registered Building, neighbouring properties or the Conservation Area.
As the property is a Registered Building (RB 201) the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01.
The concern with the addition of items such as this is the associated clutter that can occur. The provision of such bins is arguably necessary with the recently imposed smoking ban. In this instance, given their size and colour, these proposals are acceptable however; further addition of signage, Notice-boards and other such associated paraphernalia will have to be very carefully considered.
It is recommended that the Registered Building consent be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 11.09.2008
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
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.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made: Permitted Date: 11/9/08 Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
M. I. McCauley Director of Planning and Building Control
11 September 2008
11 September 2008
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