11 March 2019 · Planning Committee
27, North Quay, Douglas, Isle Of Man, IM1 4le
The proposal involves refurbishing and converting a historic warehouse building (Registered Building 289) into a mixed-use development with a cafe bar/restaurant on the ground and first floors, and business hub/club facilities on the upper floors.
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The officer report cross-references application 18/01329/B (see 'Officer’s Report: See 18/01329/B'), indicating the detailed reasoning is contained there, but recommends 'Permitted' with conditions.
Environment Policy 32
Policies EP32, EP33 and EP34 require retention of character and appearance of buildings of special architectural or historic interest. Multiple conditions (C5-C11) mandate pre-commencement approvals for demolition methods, repairs, windows, render, repointing, M&E strategies, and building recording survey to Level 2 to ensure compliance during refurbishment works.
Environment Policy 33
Policies EP32, EP33 and EP34 alongside PPS1/01 require safeguards for historic buildings. Conditions detail specific repairs (roofs, windows, floors) and new elements (doors, staircases, rainwater goods) to preserve historic fabric.
Environment Policy 34
Policies EP32, EP33 and EP34 protect special interest. Window details, render samples, and repointing proposals must be approved to avoid harm, with proposed windows explicitly not consented pending details.
Environment Policy 4
Requires no impact on protected species. Condition C4 mandates bat surveys by licensed workers prior to works, with mitigation, on-site checks during roof/wall alterations, and contingency plans under Wildlife Act 1990.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Operating hours
No customers shall remain within the bar/restaurant hereby approved outside the hours of 08:00 and 23:00 (Monday to Saturday) and 09:00 - 15:00 (Sundays).
Flood mitigation
The development hereby approved shall not be occupied until the Flood Mitigation Measures as set out in paragraphs 6.3.1 - 6.3.4 of the Design Statement (date stamped as having been received 21.12.18) are in-place and they shall be retained as such thereafter.
Bat survey and protection
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.
Demolition and stability method
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.
Repair and new elements 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.
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.
Render sample panels
Sample panels of the proposed render demonstrating the colour, texture, face bond and pointing are to be erected on site and approved in writing by the Department before the relevant parts of the work are commenced. The development shall be completed in accordance with the approved details before the building is occupied. The sample panel shall be retained on site until development is completed or removal is approved in writing by the Department.
Repointing details
Before the relevant work begins, proposals for the method and extent of repointing shall be 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.
M&E and water 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.
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).
Registered Buildings Officer recommends approval subject to detailed conditions to protect the building's historic character; Highways has no objection; Manx National Heritage and DEFA Biodiversity recommend bat surveys; Douglas Borough Council supports with requests for improved…
Key concern: bat surveys required for potential roosts in traditional buildings
Registered Buildings Officer
Conditional No Objection"I consider the scheme to be respectful of the building's floor plan and surviving historic fabric"; "recommend the application is approved subject to conditions"
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, method/extent of repointing; RB06: No development until mechanical/electrical and water utilities strategy approved; RB07: No development until scope for Level 2 building recording survey approved
Highway Services Division
No ObjectionHighway Services does not oppose the application. Recommendation: DNO
Manx National Heritage
SupportWe welcome and support the fundamental point that the Registered Buildings on the site are to be retained and refurbished
Conditions requested: bat survey of the buildings prior to commencement
DEFA Biodiversity
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); stop work if bats found and contact Department
Douglas Borough Council
SupportDouglas Borough Council supports the proposals
Conditions requested: minimum capacity of six bicycle spaces with secure restricted access preferably from front; show recycling receptacles fit within designated bin storage; adequate space in kitchens for three section recycling bins per Affordable Housing Standards Design Guide (2016)
Isle of Man Natural History and Antiquarian Society
SupportThe Isle of Man Natural History & Antiquarian Society fully supports the intended use
Conditions requested: condition requiring recording of buildings as historic building survey (whole room/roof photographs); carefully open up existing internal fireplaces to check/reveal/record older features
