20 January 2009 · Delegated
The Cornerhouse, Ridgeway Street, Douglas, Isle Of Man, IM1 1ew
This application sought permission to convert The Cornerhouse, a public house on the corner of Ridgeway Street and Lord Street in Douglas, into office use. The property is within the parish of Braddan on the Isle of Man. The application was decided by the Acting Senior Planning Officer under delegated authority and was permitted on 20 January 2009. The main planning issues considered were the suitability of the change of land use, parking provision for the new office use, and any external alterations proposed to the building. Permission was granted subject to six conditions. There is one earlier planning history reference associated with the site.
The application was permitted by the Acting Senior Planning Officer under delegated authority. The key planning considerations were the change of land use, parking provision, and any external alterations to the building.
Strategic Policy 6
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant
Strategic Policy 6: Major employment -generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans. 4.4.2 To maintain a healthy and diverse economy, there needs to be sufficient land available for industrial, office and retail purposes. Accordingly:
General Policy 2
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Environment Policy 35
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Business Policy 7
It is considered the proposed use is compatible with the land use zoning of the Douglas Local Plan and Business Policy 7 of the Isle of Man Strategic Plan 2007.
Business Policy 7: New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance.
Transport Policy 4
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Community Policy 4
Accordingly, it is considered the application should not be tested against Community Policy 4.
Community Policy 4: Development (including the change of use of existing premises) which involves the loss of local shops and local public houses, will only be permitted if it can be demonstrated that the use is no longer commercially viable, or cannot be made commercially viable. 10.9 Hospitals 10.9.1 The new hospital located in Braddan is now operational, and any further land-use requirements arising therefrom are dealt with in the re levant Area Plan. Likewise, any land - use requirements arising from regional facilities will be addressed by the appropriate Area Plans. 10.10 School Sites 10.10.1 Schools play an important role as a focus for community activity, providing not only schooling for children but also adult education, sports facilities, and cultural and social opportunities. This is especially true in our smaller villages. The continued viability and accessibility of village schools will therefore be one of the more important criteria to which the Department has regard when preparing new Area Plans. In the preparation of Area Plans, the Department will consult with the Education Departm ent on such criteria . Also, an increasing population, and changes in the profile and distribution of the population, are leading to demand for new and extended schools. Accordingly, the following policy is appropriate:
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 conversion of a public house into offices as shown in drawing numbers SC1117/P/10-00, SC1117/P/10-01, SC1117/P/10-02, SC1117/P11-01, SC1117/P/10-03 and SC1117/P/11-02 date stamped 14th October 2008.
Condition 3
The rooflights to be installed must be conservation style rooflights.
Condition 4
No use permitted shall be commenced until the car parking areas have been provided in accordance with the approved plans, and those areas shall thereafter be kept available at all times for their respective purposes.
Condition 5
No development shall take place until details of the motorcycle/bicycle stands to be used have been submitted to and approved in writing by the Planning Authority and these works shall be carried out in accordance with the approved details prior to first occupation of any part of the building for office purposes.
Condition 6
Prior to first occupation of any part of the building for office purposes a travel plan shall be submitted to and approved in writing by the Planning Authority. The plan shall set out practical measures aimed at ensuring that users of the building travel to and from it in ways that minimise the environmental impact. Once the travel plan is approved by the Planning Authority and the approved office use of the building commences, the measures set out therein shall be implemented in full.
