11 March 2019 · Planning Committee
25, North Quay, Douglas, Isle Of Man, IM1 4le
The application seeks Registered Building Consent specifically for the demolition aspects of a linked planning application (PA 18/01331/B), involving removal of existing mixed-use retail and residential buildings at 25-26 North Quay in Douglas.
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The officer report is brief and cross-refers to 18/01329/B for full details, but the decision notice and conditions indicate approval on an exceptional basis due to the demolition representing 'enabli…
Environment Policy 4
Requires protection of protected species under the Wildlife Act 1990. The officer imposed a detailed pre-commencement bat survey condition with mitigation, licensed workers, and contingency plans to ensure no impact on bats in the roof space.
Environment Policy 32
Policies EP32, EP33, and EP34 together with PPS 1/01 protect buildings of special architectural or historic interest. Applied to require method statement for adjacent registered building stability and Level 2 building recording survey to retain character and appearance.
Environment Policy 33
See EP32; part of suite ensuring heritage preservation through construction safeguards and recording.
Environment Policy 34
See EP32; exceptional demolition approved as enabling works with conditions to mitigate heritage loss.
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).
Construction method statement
Before the commencement of works, details shall be submitted to and approved in writing by the Department setting out the method of construction and ensuring the safety and stability of the adjacent registered building. 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.
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.
Schedule of works
The development hereby approved shall not commence until a schedule of works has been submitted to and approved in writing by the Department. The development shall take place in accordance with the approved schedule. The schedule shall include details of how and when the works approved under planning approval 18/01333/RB and Registered Building Consent 18/01334/CON shall be carried out. Reason: The development hereby approved includes the demolition of a building within a Conservation Area which is being approved on an exceptional basis on the grounds that the development represents enabling works to facilitate the renovation and conversion of the adjacent Registered Building (Nos.27-28).
Registered Buildings Officer recommends approval subject to conditions including building recording and protection of adjacent registered building; other consultees raise heritage objections, bat survey concerns, and practical development issues but some support the proposals.
Key concern: demolition of historic building contributing to conservation area and adjacent to registered building
Registered Buildings Officer
Conditional No ObjectionRecommendation Approve subject to conditions and legal agreement; I therefore do not object to the demolition of the building subject to an appropriate scheme of building recording; all the proposed materials are conditioned so to safeguard the quality of the development
Conditions requested: Before commencement, details of method of construction ensuring safety/stability of adjacent registered building, including structural engineering drawings/method statement; No development until scope for Level 2 building recording survey submitted/approved; survey per Historic England's Understanding Historic Buildings: A guide to good recording practice (2016); Legal agreement to prevent occupation until registered building repaired and works completed
IQE International Fiduciary Services
SupportIQE are generally supportive of the site development & the above proposed planning applications; 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
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society therefore object to this proposal; No 25 is understood to have been Parrs Bank, possibly the first purpose built bank in Douglas
Conditions requested: condition requiring recording of buildings (historic building and architecture survey, whole room/roof structure photographs)
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 store capacity of six, secure with restricted access preferably from front; show recycling receptacles fit within designated bin storage; adequate space in kitchens for three section bins per Affordable Housing Standards Design Guide (2016)
Manx National Heritage
Conditional No ObjectionWe welcome and support the fundamental point that the Registered Buildings on the site are to be retained; We therefore recommend that a bat survey of the buildings be undertaken prior to the commencement of any works
DEFA Biodiversity Officer
Conditional No ObjectionI recommend that 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; stop work if found and contact Department
