8 March 2019 · Planning Committee (presented by Mr S Butler, Head of Development Management)
22, North Quay, Douglas, Isle Of Man, IM1 4le
The site at 22-23 North Quay in Douglas' North Quay Conservation Area features a traditional three-storey plus basement building of rendered Manx stone with later rear additions. The scheme retains the North Quay-facing frontage (including fenestration repaired and re-rendered), demolishes poorer-quality rear portions,…
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The proposal was deemed acceptable on its own without needing linkage to adjacent sites, unlike the full demolition at 25-26 which required enabling the registered building works.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design (b), not adversely affect townscape character (c), provide amenity/amenity standards/access/parking (h), no unacceptable road safety/traffic (i), not subject to unreasonable flood risk (l), protect wildlife (d), community safety (m). Officer found compliant: design contextual, no unacceptable impacts, parking relaxed for location/reuse, flood measures adequate.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption to retain positive contributor buildings in Conservation Areas; assess condition, repair costs, retention efforts, site merits. Rear fabric later/poor condition/minimal contribution; front retained; benefits of viable reuse outweigh losses per structural report and DEFA comments.
Environment Policy 35
Development in Conservation Areas must preserve/enhance character. Retention of frontage, sensitive repairs, setback new build minimises harm; DEFA confirmed benefits outweigh interventions.
Environment Policy 4
Protects biodiversity/protected species. Pre-commencement bat surveys/methods required as buildings may support roosts; DEFA Ecology/MNH highlighted risk.
Environment Policy 10 - Development and flood risk
Flood risk assessment/mitigation required in high risk areas. Non-raised floors (constrained by retained fabric) but demountable barriers/waterproof finishes/raised services accepted.
Time limit
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.
Operating hours
No customers shall remain within the café/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.
Bicycle and bin stores
The development hereby approved shall not be occupied until bicycle and bin stores have been provided in accordance with details which have first been approved in writing by the Department and the stores shall be retained as such thereafter. Reason: To ensure that these facilities are provided.
Flood mitigation measures
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.
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 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.
No highways interest / no objection subject to cycle storage condition
Supports subject to conditions on materials, demolition method, building recording; heritage benefits outweigh harm
Welcomes retention of North Quay frontage vs previous total demolition proposal; supports application
Welcomes retention/refurbishment of registered building; accepts enabling development/demolition of less significant elements
Registered Buildings Officer recommends approval subject to conditions and legal agreement for heritage protection in conservation area; other consultees including Highways, Douglas Borough Council, and ecology bodies raise no objections with specific conditions on cycle parking, waste, and bat surveys.
Key concern: potential bat roosts requiring surveys and protection measures
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 overall heritage benefits of the scheme to out way the harm cause to the character and appearance of the conservation area
Conditions requested: Before the commencement of works, details shall be submitted 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.; 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).; all the proposed materials are conditioned; legal agreement to prevent the occupation of the building until such time as the registered building has been repaired and the approved works completed
Highway Services Division
Conditional No ObjectionHighway Services does not oppose the application subject to a planning condition; Recommendation: DNOC
Conditions requested: full details of 6 cycle parking spaces to be submitted to Planning and approved in writing prior to occupation of the development, with the cycle parking being implemented as agreed prior to first occupation, and permanently maintained unobstructed for such use thereafter
Douglas Borough Council
SupportDouglas Borough Council supports the proposals
Conditions requested: minimum capacity of six for bicycle store; access to bicycle storage maintained from the front of the building and secure with restricted access; show that recycling receptacles would fit within the designated bin storage area; adequate space provided within the kitchens for three section bins for recycling provision as recommended within the Affordable Housing Standards Design Guide (2016)
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 be undertaken prior to the commencement of any works
DEFA Biodiversity
Conditional No ObjectionThe Bat Conservation Trust bat survey guidelines recommend that bat surveys should be undertaken for traditional buildings with slate roofs and buildings within 200m of water
Conditions requested: 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; licensed bat worker will be brought onto site at sensitive stages of the demolition process, namely removal and alterations to roofs, chimneys and walls
Isle of Man Natural History and Antiquarian Society
SupportThe Isle of Man Natural History & Antiquarian Society welcomes the retention of the North Quay frontage of these buildings... and supports this application
Conditions requested: condition requiring recording of the buildings as is in terms of a historic building and architecture survey i.e. whole room / roof structure photographs, not just selected details
