8 December 2022 · Delegated - Principal Planner (Abigail Morgan)
New Market Hall, Market Hill, Douglas, Isle Of Man, IM1 2bh
The proposal involves alterations to the Market Hall, a registered building within the North Quay Conservation Area, changing from a cafe, shop, bicycle repair, and public conveniences to a mix of cafe, financial services, offices, public conveniences, and community uses.
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The proposals are considered to result in relatively minor changes to the character of the registered building, retaining its current open plan form with a clear understanding of historic and modern f…
RB/3 General Criteria Applied in Considering Registered Building Applications
Requires preservation of registered buildings and their features of special architectural or historic interest. Officer assessed that works preserve the building's character through minor internal changes and limited external alterations, retaining open plan form.
RB/5 Alterations and Extensions
Addresses alterations to registered buildings. Officer found proposals acceptable as they involve reconfiguration of modern interventions with very little external change, ensuring preservation of special interest.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Protects character and appearance of conservation areas. Very limited external changes preserve the area's character.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Details of works to registered building
No works shall take place until details of the following items, to include plans, elevations and sections at a scale of no greater than (1:20) or have been submitted to and approved in writing by, the Department: a) Balustrade to Mezzanine. The works shall not be carried out unless in accordance with the approved details. Reason: To ensure the satisfactory preservation of this registered building.
Sample materials
No development shall commence until a schedule of materials, finishes and samples of the materials to be used in the following have been submitted to and approved in writing by the Department: a) Proposed balustrade to mezzanine. The works shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Minor additions and new services
No new grilles, security alarms, lighting, security or other cameras or other fixtures shall be mounted on the external faces of the building other than those shown on the drawings hereby approved, a method statement of how the fixtures shall be mounted on the external faces shall be submitted to and approved in writing by the Department, the works shall be undertake in accordance with the approved statement. Reason: In the interests of the character and appearance of the site and surrounding area.
Registered building making good
Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be submitted to and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department. Reason: to ensure the satisfactory preservation of this registered building.
no Highways HDC interest (NHI)
raised no objection to the proposals
do not oppose subject to condition requiring Flood Risk Assessment and adequate flood mitigations for public safety given High Risk Tidal Flood Zone
Highway Services Division, Douglas Borough Council, and DOI Flood Risk Management all indicate no objection to application 22/01156/CON, with Flood Risk Management requiring conditions related to flood mitigations.
Key concern: building is in a High Risk Tidal Flood Zone
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/01156/CON
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionDNOC; the building is in a High Risk Tidal Flood Zone and adequate flood mitigations should be installed for public safety.
Conditions requested: Any alterations to the building should be mindful that the building is in a High Risk Tidal Flood Zone and adequate flood mitigations should be installed for public safety.
