11 March 2019 · Planning Committee
22, North Quay, Douglas, Isle Of Man, IM1 4le
The proposal involves partial demolition of rear portions and outbuildings of an existing mixed-use retail and residential property within the North Quay Conservation Area to facilitate a replacement building with a café/restaurant at basement and ground floor and 6 apartments above, as detailed in the linked applicati…
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The officer report cross-references the full assessment in PA 18/01329/B and recommends 'Permitted' based on that evaluation.
Environment Policy 4
Requires protection of protected species such as bats. Condition 2 mandates pre-works bat surveys by licensed workers, mitigation measures, on-site monitoring during roof/chimney/wall works, and contingency plans if bats are found, ensuring no unlawful impact.
Environment Policy 35
Protects character and appearance of buildings of special architectural or historic interest. Conditions 3 and 4 require demolition method statements with structural engineering details for retained fabric stability and a Level 2 building recording survey per Historic England guidelines prior to works.
Environment Policy 39 - Retention of building in Conservation Areas
Safeguards historic environment alongside EP35. Applied through conditions ensuring retention of historic interest via safe demolition methods and comprehensive pre-demolition recording.
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.
Bat surveys and mitigation
Prior to any works taking place, including internal works to any of the existing buildings on site, bat surveys shall be undertaken by an agreed expert to establish the presence or absence of bats in the internal roof space. Details of the proposed survey, expert, appropriate mitigation measures and contingency plans should be submitted to and agreed in writing by the Department and shall only be undertaken in accordance with the approved scheme. The scheme shall contain amongst other things: o the results of a bat survey which has been undertaken by licensed bat workers; o suitable protection and/or mitigation measures for any bats identified by the survey; o measures to ensure that a licensed bat worker is onsite during any works relating to the removal or alteration of roof, chimneys and walls in order to check for bats which may not have been picked up during the survey; and o measures to be undertaken in the event that a bat is found by the bat-worker on site. Should bats be found, the appropriate mitigation measures and contingency plans shall be implemented in accordance with the approved details. Reason: To ensure that the development does not impact on protected species in accordance with the Wildlife Act 1990 and Environment Policy 4 of the Strategic Plan (2016).
Demolition method statement
Before the commencement of works, details shall be submitted to and approved by the Department showing the areas of masonry to be demolished and setting out the method of ensuring the safety and stability of the building fabric identified to be retained throughout the phases of demolition and reconstruction. Such details to include structural engineering drawings and/or a method statement. The work shall be carried out fully in accordance with the method statement approved. Reason: In order to ensure that the character and appearance of the building as a building of special architectural or historic interest is retained in accordance with Policies, EP35 and EP39 of The Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of The Isle Of Man.
Building recording survey
No development shall commence until a scope for a 'building recording survey' to Level 2 has been submitted to and approved in writing by the Department. The subsequent survey work shall be undertaken in accordance with the agreed scope and fully implemented and a copy made available to the Department prior to development commencing. For the avoidance of doubt the recording shall be undertaken in accordance with Historic England's Understanding Historic Buildings: A guide to good recording practice (2016). Reason: In order to ensure that the character and appearance of the building as a building of special architectural or historic interest is retained in accordance with Policies, EP35 and EP39 of The Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of The Isle Of Man.
The Registered Buildings Officer recommends approval subject to conditions including building recording and structural protection methods. Other consultees including Douglas Borough Council, heritage groups, biodiversity officers, and a neighbouring business generally support the…
Key concern: bat roost potential requiring surveys and licensed worker presence during demolition
Registered Buildings Officer
Conditional No ObjectionRecommendation Approve subject to conditions and legal agreement; I therefore do not object to the part demolition of the buildings subject to an appropriate scheme of building recording; the heritage benefits of the wider scheme, in this instance, outweigh the heritage loss
Conditions requested: Before commencement, details of areas of masonry to be demolished and method statement for safety/stability of retained fabric including structural engineering drawings (CA01); No development until scope for Level 2 building recording survey submitted and approved, undertaken per Historic England's Understanding Historic Buildings: A guide to good recording practice (2016), copy provided prior to commencement; All proposed materials conditioned; Legal agreement to prevent occupation until registered building repaired and works completed
DEFA Biodiversity (Sophie Costain)
Conditional No Objectionbat surveys should be undertaken for traditional buildings with slate roofs and buildings within 200m of water; demolition could result in the destruction of unidentified bat roosts which is an offence
Conditions requested: Bat surveys of all buildings prior to determination; Licensed bat worker on site at sensitive stages (roof/chimney/wall removal) to check for bats; stop work if found and contact Department
Manx National Heritage
SupportWe welcome and support the fundamental point that the Registered Buildings on the site are to be retained; a level of enabling development is required by the developer to fund this
Conditions requested: Records kept of structures to be demolished; Bat survey prior to works
Douglas Borough Council
SupportDouglas Borough Council supports the proposals; The Council is concerned that the bicycle store provision is insufficient and asks for a minimum capacity of six
Conditions requested: Minimum bicycle capacity of six, secure with front access preferred; Demonstrate recycling receptacles fit in designated bin storage; Adequate kitchen space for three section recycling bins per Affordable Housing Standards Design Guide (2016)
Isle of Man Natural History and Antiquarian Society
Supportwelcomes the retention of the North Quay frontage; supports this application
Conditions requested: Condition requiring recording as historic building and architecture survey (whole room/roof structure photographs)
IQE (Janet Griffiths, 24 North Quay)
SupportIQE are generally supportive of the site development; To enable us to determine the full impact to 24 we would require sight of the Construction Management Plan & Traffic Survey
Conditions requested: Sight of Construction Management Plan and Traffic Survey
