5 February 2016 · Head of Development Management (Jennifer Chance)
20, Victoria Street, Douglas, Isle Of Man, IM1 2le
Crema Limited sought permission to create outdoor seating areas along Victoria Street with 4 tables and 16 chairs, covered by three 4.3m wide x 2.0m projection retractable black canvas awnings on aluminium frames at 2.3m clear height above the pavement, plus three infrared patio heaters beneath.
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The officer assessed whether the development would detrimentally affect the character of the Registered Building and whether it would preserve or enhance the Conservation Area, alongside highway safet…
Strategic Policy 4
Requires proposals to protect or enhance Registered Buildings, Conservation Areas, and avoid environmental pollution/disturbance. Officer found the modest awnings protect the building's setting and enhance Conservation Area character without undue impact.
General Policy 2
Permits development respecting site/surroundings in scale/form/design, amenity, highway safety, and pedestrian access. Proposal complies as awnings respect street scene, provide safe footway access, and do not prejudice adjoining land.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting Registered Building character. Awnings judged not to detrimentally affect the building's special architectural/historic interest.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Canvas awnings and aluminium frames on this early 20th century building deemed acceptable despite non-traditional materials due to retractable/modest nature.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Proposal enhances area positively with compatible street scene features.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building importance, features, and setting. Officer weighed these, finding minimal impact on Art Deco facade/setting.
RB/5 Alterations and Extensions
Requires special regard to preserving building/setting/features of interest. Retractable awnings preserve character without permanent projection.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires assessing impact on Conservation Area character/setting. Development has positive impact.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Gives equal weight to pedestrian needs. 3m unobstructed footway and 2.3m awning height ensure safe pedestrian passage.
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.
no objection
initial objection to carriageway works withdrawn following site discussions and amended drawings; recommend approval
Douglas Borough Council has no objection to the proposal. DOI Highways has deferred comment awaiting information and specified footway and pedestrian access requirements.
Key concern: maintain minimum unobstructed footways for pedestrians and emergency vehicles
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals.
DOI Highways
No CommentDefer - awaiting information; The applicant needs to maintain a minimum of 3 metres unobstructed footway along Victoria Street for pedestrian access; The proposed seating area onto Victoria Street must not interfere in anyway with the pedestrian crossing and tactile paving, taking into account pedestrian queuing
Conditions requested: The applicant needs to maintain a minimum of 3 metres unobstructed footway along Victoria Street for pedestrian access; Applicant needs to be aware of the current street furniture in situ such as planters and waste bins. This may require them being repositioned applicant would need to contact Douglas Corporation
