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Application No.: 18/00310/GB Applicant: Douglas Borough Council Proposal: General remedial works including replacement of flat roof coverings, repair of render, external metal, timber, works to council chamber sash windows (in connection with registered building application 18/00311/CON). Site Address: Town Hall Ridgeway Street Douglas Isle of Man IM1 1EP Planning Officer: Mr Owen Gore Photo Taken: 19.06.2018 Site Visit: 19.06.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.09.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. 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.
Plans/Drawings/Information: This planning permission relates to the following plans and documents: Statement 'Town Hall Remedial Works - Registered Building'
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Officer’s Report THE SITE
1.1 The application site comprises of the building and curtilage of Registered Building (RB 169) located on Ridgeway Street, within the Athol St and Victoria St Conservation Area. THE PROPOSAL - 2.1 The proposal includes a number of general remedial works that including replacement of flat roof coverings, repair of render, external metal, timber, and works to sash windows. This planning application is in connection with registered building consent application 18/00311/CON. PLANNING POLICY - 3.1 The site is shown on the Douglas Local Plan Order 1998 map No.1 as being within the local plan area and the property is designated within an Area of Buildings for Civic, Cultural & Other Special Use; a further note is included stating that this is the Town Hall. The application building and site are located within the Athol St and Victoria St Conservation Area and the building is Registered.
3.2 General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where it: -
3.3 Environment Policy 32 concerns extensions or alterations to a Registered Building and states that proposals that would affect detrimentally its character as a building of special architectural or historic interest will not be permitted. - 3.4 Environment Policy 34 concerns the maintenance, alteration or extension of pre-1920 buildings and states that the use of traditional materials will be preferred. - 3.5 Environment Policy 35 states: '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'. - 3.6 Planning Policy Statement 1/01 contains several policies applicable to the consideration of this application. Policy RB/3 provides the general criteria that are applied in considering registered building applications. - 3.7 Policy RB/5 'Alterations and Extensions' is also relevant. This policy states that 'In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses'. PLANNING HISTORY
4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 02 May 2018.
5.2 Douglas Borough Council have commented on this application and stated that they do not object in the letter dated 03 May 2018. ASSESSMENT - 6.1 The proposed works are understood to be mostly repair and maintenance, and although there are works to the outside of the building, there are no significant alterations and/or extensions that would substantially alter the external appearance of the building. CONCLUSION - 7.1 The proposed works would not have a harmful impact on the Registered Building in accordance with General Policy 2, Environment Policy 32, Environmental Policy 34 and Environmental Policy 35 of the Strategic Plan and Policies RB/3 and RB/5 of Planning Policy Statement 1/01. Therefore the application should be approved subject to conditions. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 07.09.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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