178614 — 18/01333/GB | Planning Portal IoM | Isle of Man Planning Portal

==== PAGE 1 ====

                                      18/01333/GB                                     Page  1  of  10

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/01333/GB Applicant : Mr Dennis Rodgers Proposal : Refurbishment and conversion of existing building to form Cafe Bar/Restaurant at ground and first floor, with business hub/club on upper floors above (RB 289 - in connection with RB application 18/01334/CON) Site Address : Former Newsons Warehouse 27-28 North Quay Douglas Isle Of Man IM1 4LE

Head of Development Management: Mr S Butler Photo Taken :

Site Visit :

Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.02.2019 __

Conditions and Notes for Approval

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.

C 2. 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).

Reason: In the interests of local amenity.

C 3. 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.

Reason: To ensure that flood mitigation and resilience measures are implemented.

C 4. The development hereby approved shall not commence until a scheme of working has been approved 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;

==== PAGE 2 ====

                                      18/01333/GB                                     Page  2  of  10

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.

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).

C 5. 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.

C 6. 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.

C 7. 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.

==== PAGE 3 ====

                                      18/01333/GB                                     Page  3  of  10

C 8. 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.

C 9. 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.

C 10. 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.

C 11. 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).

Plans/Drawings/Information;

==== PAGE 4 ====

                                      18/01333/GB                                     Page  4  of  10

o Drawing Number P-10-11 entitled, 'Proposed Floor Plans and Roof Plan' and date stamped as having been received 21.12.18 o Drawing Number P-12-01 entitled, 'Existing Street Elevations' and date stamped as having been received 21.12.18 o Drawing Number P-12-02 entitled, 'Proposed Street Elevations' and date stamped as having been received 21.12.18 o Drawing Number P-12-03 entitled, 'Cross - Sections, North Quay Sketches and Photographs' and date stamped as having been received 21.12.18 o Drawing Number P-12-04 entitled, 'Proposed Site Plan' and date stamped as having been received 21.12.18 o Drawing Number P-15-01 entitled, 'Existing Floor Structure' and date stamped as having been received 21.12.18 o Drawing Number P-15-02 entitled, 'Proposed Upgraded Floor Structure' and date stamped as having been received 21.12.18 o Drawing Number P-15-03 entitled, 'Proposed boxed skirting' and date stamped as having been received 21.12.18 o Drawing Number P-15-04 entitled, 'Proposed "tongue and groove" timber clad wall detail' and date stamped as having been received 21.12.18 o Drawing Number P-21-01 entitled, 'Proposed Window Types - Type A' and date stamped as having been received 21.12.18 o Drawing Number P-21-02 entitled, 'Proposed Window Types - Type B' and date stamped as having been received 21.12.18 o Drawing Number P-21-03 entitled, 'Proposed Window Types - Type C' and date stamped as having been received 21.12.18 o Drawing Number P-21-04 entitled, 'Proposed Window Types - Type D' and date stamped as having been received 21.12.18 o Drawing Number P-21-05 entitled, 'Proposed Window Types - Type E' and date stamped as having been received 21.12.18 o Document entitled, "Design Statement for Refurbishment and Conversion of former 'Newsons Warehouse' to form Restaurant/Bar to Ground & First Floor Level, with Business Club/Hub at Second & Third Floor Level Above at No.27-28 North Quay, Douglas, Isle of Man, IM4 1HT for Mr. Dennis Rogers" and produced by Kay Associated Limited and date stamped as having been received 07.02.19

Interested Person Status - Additional Persons

It is recommended that Manx National Heritage, Manx Utilities and the Isle of Man Natural History and Antiquarian Society should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4): as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy

It is recommended that both the owners and occupiers of No. 24 North Quay (Merchant House) should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4): as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.

==== PAGE 5 ====

                                      18/01333/GB                                     Page  5  of  10

Officer’s Report

See 18/01329/B __

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : ...Permitted... Committee Meeting Date:...04.03.2019

Signed :...S BUTLER... Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

==== PAGE 6 ====

                                      18/01333/GB                                     Page  6  of  10

PLANNING COMMITTEE DECISION 04.03.2019

Application No. :

18/01333/GB Applicant : Mr Dennis Rodgers Proposal : Refurbishment and conversion of existing building to form Cafe Bar/Restaurant at ground and first floor, with business hub/club on upper floors above (RB 289 - in connection with RB application 18/01334/CON) Site Address : Former Newsons Warehouse 27-28 North Quay Douglas Isle Of Man IM1 4LE

Head of Development Management : Mr S Butler Presenting Officer As above

Addendum to the Officer’s Report

The Case Officer amended his recommendation so that C4. of this application would be the same as the other 5, i.e. to read,

"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)".

==== PAGE 7 ====

                                      18/01333/GB                                     Page  7  of  10

Conditions of Approval

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.

C 2. 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).

Reason: In the interests of local amenity.

Reason: To ensure that flood mitigation and resilience measures are implemented.

C 4. 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).

==== PAGE 8 ====

                                      18/01333/GB                                     Page  8  of  10

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.

The sample panel shall be retained on site until development is completed or removal is approved in writing by the Department.

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

==== PAGE 9 ====

                                      18/01333/GB                                     Page  9  of  10

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.

Plans/Drawings/Information

This approval relates to the following plans/drawings/information o Drawing Number P-10-10 entitled, 'Existing Floor Plans, Cross - Sections, Site Plan and Site Location Plan' and date stamped as having been received 21.12.18 o Drawing Number P-10-11 entitled, 'Proposed Floor Plans and Roof Plan' and date stamped as having been received 21.12.18 o Drawing Number P-12-01 entitled, 'Existing Street Elevations' and date stamped as having been received 21.12.18 o Drawing Number P-12-02 entitled, 'Proposed Street Elevations' and date stamped as having been received 21.12.18 o Drawing Number P-12-03 entitled, 'Cross - Sections, North Quay Sketches and Photographs' and date stamped as having been received 21.12.18 o Drawing Number P-12-04 entitled, 'Proposed Site Plan' and date stamped as having been received 21.12.18 o Drawing Number P-15-01 entitled, 'Existing Floor Structure' and date stamped as having been received 21.12.18 o Drawing Number P-15-02 entitled, 'Proposed Upgraded Floor Structure' and date stamped as having been received 21.12.18 o Drawing Number P-15-03 entitled, 'Proposed boxed skirting' and date stamped as having been received 21.12.18 o Drawing Number P-15-04 entitled, 'Proposed "tongue and groove" timber clad wall detail' and date stamped as having been received 21.12.18 o Drawing Number P-21-01 entitled, 'Proposed Window Types - Type A' and date stamped as having been received 21.12.18 o Drawing Number P-21-02 entitled, 'Proposed Window Types - Type B' and date stamped as having been received 21.12.18 o Drawing Number P-21-03 entitled, 'Proposed Window Types - Type C' and date stamped as having been received 21.12.18

==== PAGE 10 ====

                                      18/01333/GB                                     Page  10  of  10

o Drawing Number P-21-04 entitled, 'Proposed Window Types - Type D' and date stamped as having been received 21.12.18 o Drawing Number P-21-05 entitled, 'Proposed Window Types - Type E' and date stamped as having been received 21.12.18 o Document entitled, "Design Statement for Refurbishment and Conversion of former 'Newsons Warehouse' to form Restaurant/Bar to Ground & First Floor Level, with Business Club/Hub at Second & Third Floor Level Above at No.27-28 North Quay, Douglas, Isle of Man, IM4 1HT for Mr. Dennis Rogers" and produced by Kay Associated Limited and date stamped as having been received 07.02.19