11 March 2019 · Planning Committee
27, North Quay, Douglas, Isle Of Man, IM1 4le
The proposal involves refurbishing and converting a historic warehouse (RB 289) into a mixed-use development with a cafe bar/restaurant on the ground and first floors, and a business hub/club on the upper floors.
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The officer recommended 'Permitted' for this Registered Building Consent application, with the decision made by the Planning Committee on 04.03.2019.
Environment Policy 4
Requires protection of protected species; condition mandates pre-works bat surveys by licensed experts with mitigation/contingency plans to ensure no impact on bats in roof space.
Environment Policy 32
Policies EP32, EP33, EP34 together with PPS 1/01 require retention of character/appearance of buildings of special interest; multiple conditions enforce method statements, samples, approvals for demolition, repairs, windows, render, repointing, M&E to preserve historic fabric.
Environment Policy 33
As above, focused on repairs and interventions sympathetic to historic significance.
Environment Policy 34
As above, conditions ensure all works retain the building's special interest.
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
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: the results of a bat survey which has been undertaken by licensed bat workers; suitable protection and/or mitigation measures for any bats identified by the survey; 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 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 in writing 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, EP32, EP33 and EP34 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.
Repair and new element details
Before the relevant work begins, details in respect of the following shall be approved in writing by the Department. The work shall be carried out in full in accordance with such approved details: I. A method statement for the repair of the roofs; II. A method statement for the repair of the retained windows; III. A method statement for the proposed upgrading to the floor structures; IV. Doors (new internal and external): Overall design, dimension of frames/architraves, arrangement of materials and individual components and members, materials, reveal, opening mechanism, handles, latches and locks; V. Loading Bays & Winch House: Overall design, relationship between glazed and structural components, rail, composition and design of deck, cladding and fixings to the principal structure; VI. Rainwater goods: Design, location, materials, finish and fixing; VII. New staircases (internal and external): Materials, colour and finish, design of tread and riser, balustrade and rail, structural form and fixing to principal structure; VIII. New internal wall finishes such as plasterwork (ceilings, walling and decoration): Form, composition and application, plaster mix, location of application, number and type of coats and decorative use. 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, EP32, EP33 and EP34 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.
Window details
Before the relevant work begins, drawings to a scale of 1:10, or samples fully detailing the following for all new or replacement windows shall be approved in writing by the Department and installed in accordance with the approved details and thereafter maintained: Materials; Cross sections for glazing bars, sills; Sample sections of the joinery work; Method of opening; Method of glazing; Colour scheme. For the avoidance of doubt all proposed windows shown on the approved plans are not granted consent. Permission is not granted for any externally expressed or mounted trickle vents. 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, EP32, EP33 and EP34 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.
Render samples
Before the relevant work begins, sample panels of all new render shall be provided on site showing the proposed render mix and final surface texture, and the materials and methods approved in writing by the Department and carried out accordingly. The approved sample panels shall be retained on site until the work is completed and the Condition is discharged. 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, EP32, EP33 and EP34 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.
Repointing proposals
Before the relevant work begins, proposals for the method and extent of repointing shall be submitted to and approved in writing with the Department and be carried out accordingly. No other repointing of stonework is authorised by this consent without prior approval of the details. 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, EP32, EP33 and EP34 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.
Mechanical and electrical strategy
No development shall commence until a full mechanical and electrical systems strategy and water utilities strategy for the implementation of the scheme hereby granted consent is submitted to and approved in writing by the Department. The development shall be implemented in accordance with this strategy and thereafter maintained. 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, EP32, EP33 and EP34 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, EP32, EP33 and EP34 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.
Submitted application and design statement supporting the refurbishment and conversion
Registered Buildings Officer recommends approval subject to detailed conditions to protect the building's heritage significance; other consultees including Douglas Borough Council support the proposals with minor requests, while biodiversity officers request bat surveys and Manx National Heritage supports with recording suggestions.
Key concern: bat roost potential requiring surveys and on-site monitoring
Registered Buildings Officer
Conditional No Objection"Recommendation Approve subject to conditions"; "I consider the proposals to be in accordance with the above legislation, policy and guidance and therefore support the proposals on heritage grounds"; "trickle vents... should be hidden in the frame... glazing bars should be integral to the window"
Conditions requested: RB01: Before commencement, details of masonry demolition and method statement for safety/stability; RB02: Before relevant work, method statements for roofs, windows, floors, doors, loading bays, rainwater goods, staircases, internal finishes; RB03: Before relevant work, detailed drawings/samples for new/replacement windows (no expressed trickle vents); RB04: Before relevant work, sample panels of new render; RB05: Before relevant work, proposals for repointing method/extent; RB06: No development until mechanical/electrical and water utilities strategy approved; RB07: No development until scope for Level 2 building recording survey approved (per Historic England guide)
DEFA Biodiversity (Sophie Costain)
Conditional No Objection"bat surveys of all of the buildings are undertaken prior to determination"; "proposed working methods for the demolition of the buildings are submitted prior to determination"
Conditions requested: licensed bat worker on site at sensitive stages (roofs, chimneys, walls) to check for bats
Manx National Heritage
Support"We welcome and support the fundamental point that the Registered Buildings on the site are to be retained and refurbished"; "a bat survey of the buildings be undertaken prior to the commencement of any works"
Isle of Man Natural History and Antiquarian Society
Support"The Isle of Man Natural History & Antiquarian Society fully supports the intended use"; "existing internal fireplaces... should be carefully opened up to see if they reveal any older features, and... recorded"
Conditions requested: condition requiring recording of buildings as historic building and architecture survey (whole room/roof photographs)
Douglas Borough Council
Support"Douglas Borough Council supports the proposals"; "The Council is concerned that the bicycle store provision is insufficient"
Conditions requested: minimum bicycle capacity of six with secure front access preferred; show recycling receptacles fit bin storage; space for three section bins per Affordable Housing Standards Design Guide (2016)
