Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
Officer's Report
Introduction
This application seeks Registered Building Consent to convert the ground floor of an existing building from an office/retail use to a cafe including the installation of a new shop front. The site is located within Douglas Town Centre and the building is a Registered Building located within a Conservation Area.
The Site
The application site is the curtilage of 26 Victoria Street, a mid terrace building set on the northern side of the street. The building is four storeys high including the top floor which is served dormer windows. The three upper floors of the front facade retain much of there Victorian detailing including sliding sash windows. The ground floor has a modern shop front consisting of a large window, a pair of recessed shop doors and a separate entrance to the upper floors. Above the ground floor window is a signage board which spans the width of the shop window.
The Proposal
This application seeks approval for the conversion of the existing ground floor office/retail unit to a cafe including the installation of a new shop front. The new shop front would have a set of folding doors consisting of four full height sections. A set of double inward opening doors would be provided in the same position as the existing shop entrance. A further door to provide access to the upper floors would also be installed in the same position as the existing. The frames of the doors to be installed in the shop front would be constructed from black aluminium.
The use of the ground floor as a cafe would include the installation of a serving area situated towards the centre of the ground floor. Seating for customers would take the rest of the floor area and a pair of W.Cs would be provided off the rear lobby.
Development Plan Policies
The application site is located within an area that is designated by the Douglas Local Plan as being Predominantly Shopping. The building is Registered (RB No. 225) and is within a Conservation Area. Accordingly the following policies are relevant:
Environment Policy 32:
Application No.:
12/00071/CON
Applicant:
C R (IOM) Ltd
Proposal:
Registered Building Consent for conversion of office/retail unit to a cafe including the installation of new shop frontage (RB no 225 in association with 12/00070/GB)
Site Address:
26 Victoria Street Douglas Isle Of Man IM1 2LE
"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
Environment Policy 33:
"The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest."
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."
Planning History
The following previous planning application is considered relevant to the determination of this proposal:
96/00488/A - Approval in principle for conversion of first, second and third floors into office accommodation with, internal and external alterations to ground floor. Permitted.
98/00548/B - Alterations and extensions to form offices above shop. Permitted.
The following concurrent planning applications are also being considered by the Planning Authority:
12/00068/D - Erection of illuminated signage. 12/00069/CON - Registered building consent for the erection of illuminated signage. 12/00070/GB - Conversion of office/retail unit to cafe including installation of new shop frontage.
Representations
The Highways Division of the Department of Infrastructure
Douglas Borough Council does not object to this application.
Assessment
The key issues to be assessed in the determination of this application are a) whether the development would affect detrimentally the character of the building as a building of special architectural or historic interest; b) whether the proposed use is appropriate for the Registered building; and c) whether the development 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. The Building Conservation Officer has been consulted and has assisted in the assessment of this application.
a) whether the development would affect detrimentally the character of the building as a building of special architectural or historic interest
The existing building is Registered and as such any proposed changes to it require careful consideration to ensure that they would not harm its special interest. In this case, the upper floors of the front facade of the building retain their original features however the ground floor has been the subject of alterations to install a modern shop front. This is not judged to be a special feature of the building, indeed it is considered that it detracts from the quality of the remaining building. It is judged that the proposed shop front, whilst being modern in
design, is of a sufficiently high quality and would represent an enhancement to the existing building.
b) whether the proposed use is appropriate for the Registered building
The site is within an area of predominantly shopping use. Whilst the proposed use of the ground floor is not in strict compliance with this, it is judged to be a complementary use to the wider area. The changes proposed internally are not considered to be harmful to the registered building. The existing ground floor is vacant and has been for some time. The proposed cafe would allow the ground floor to be brought into use which may assist in providing long term investment and maintenance to the building. It is considered that the proposed use is acceptable.
c) whether the development 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
The existing shop front is not a special feature of the Conservation Area; rather it is a modern installation which adds little to the appearance of the building or the wider streets cene. The proposed shop front would be of a higher quality and it is concluded that the conservation area would be enhanced and no special features would be compromised by the proposed development.
Conclusions
It is judged that the proposed use of the ground floor of the building as a cafe is acceptable and the proposed shop front would enhance the Registered Building and the Conservation Area.
Recommendation
Permit.
Party Status
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:
Douglas Borough Council
Accordingly the following parties are not granted Interested Party Status:
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 23.02.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions
R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of office/retail unit to a cafe including the installation of new shop frontage, 26 Victoria Street, Douglas as shown by Location 1, Location 2, Elevation 01, Signage Details and Floor Plan received 17th January 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 2/3/12
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Development Control Manager
R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of office/retail unit to a cafe including the installation of new shop frontage, 26 Victoria Street, Douglas as shown by Location 1, Location 2, Elevation 01, Signage Details and Floor Plan received 17th January 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 27/2/12
Determining officer (delete as appropriate)
Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer
Signed : [Blank] Michael Gallagher Director of Planning and Building Control
Signed : [Blank] Sarah Corlett Senior Planning Officer
Signed : [Blank] Jennifer Chance Development Control Manager
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