12 November 2015 · Head of Development Management (Jennifer Chance)
20, Victoria Street, Douglas, Isle Of Man, IM1 2le
The proposal involves changing the use of the ground floor of the former Burtons Building, a three-storey Art Deco Registered Building (RB223) in Douglas Town Centre's Athol Street/Victoria Street Conservation Area, from offices to a coffee shop.
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The officer considered whether the development would harm the Registered Building's special architectural or historic interest, finding the modern frameless glass corner door to be of high quality and…
Strategic Policy 4
Requires protection or enhancement of Registered Buildings and Conservation Areas. Officer found proposals enhance the building and protect Conservation Area features like the faience façade.
General Policy 2
Requires development to respect site surroundings in scale, design, and amenity without harming townscape or locality character. Assessed as compliant due to high-quality design and complementary use.
Environment Policy 32
Prohibits alterations detrimental to a Registered Building's special interest. Ground floor changes deemed non-harmful as existing internals not special; new door an enhancement.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Not directly tested as changes are modern but high-quality and internal.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Proposals protect special façade features and add high-quality door.
RB/4 Use
Seeks optimum viable use compatible with fabric and setting, minimising impact on interest. Café use acceptable, bringing vacant space into viable employment.
RB/5 Alterations and Extensions
Special regard to preserving building or setting features of interest. Changes minimise harm and enhance appearance.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires consideration of impact on Conservation Area character and setting. Proposals not detrimental, protecting unique glazing and plinth.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Trading hours
No customers shall be served or remain in the building outside the following hours; Monday to Friday 0700 - 1900, Saturday 0800 - 1900, Sunday 0900 - 1800. Reason: In the interests of public amenity.
Recommends trading hours are controlled; agrees with proposed times from applicant
Isle of Man Constabulary strongly recommends controlling trading hours due to crime risks from takeaway-type premises; DOI Highways opposes due to inadequate details on highway adjustments affecting pedestrian safety.
Key concern: highway reprofiling lacks detail on gradients and drainage, impacting pedestrian safety
Isle of Man Constabulary
Conditional No ObjectionResearch has shown that takeaway type premises act as 'honey pots.' They cause persons to remain in the area for an inordinate period of time increasing the opportunities for criminal or anti-social behaviour, especially during the evenings and late night.; I would therefore strongly recommend that the trading hours are controlled
Conditions requested: trading hours are controlled; Opening times of the Business... Monday-Friday 7am until 7pm, Saturday 8am until 7pm, Sunday 9am until 6pm
DOI Highways
ObjectionThe application should be refused on the grounds that it does not provide safe and convenient access and that it has not been demonstrated that it will not have an adverse impact on the safety of pedestrians.
