Demolition of existing buildings (with the exception of the Cinema facade) and erection of building comprising 164 apartments with associated...

Why was this approved?

• Housing need and brownfield regeneration
• Low/infrequent use of The Venue with alternatives available
• Enhancement to Conservation Area and facade preservation
• Exceptional case for RB demolition/alteration
• No policy requiring retention of entertainment use
• Overriding neighbour amenity impacts

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Decision & Reasoning

Policies Assessed (2)

Conditions (9)

1. 1

   Time limit

   The development hereby permitted shall commence before the expiration of four years from the date of this notice.

2. 2

   Demolition/renovation method statement

   Prior to the commencement of any works, there must be submitted to and approved by the Planning Committee a method statement detailing the works of demolition, temporary support and renovation of the former Crescent Cinema; this statement should be prepared in consultation with the Department's Conservation Officer; the development must be undertaken in accordance with the approved statement.

3. 3

   Phasing scheme

   Prior to the commencement of any works, there must be submitted to and approved by the Planning Committee a phasing scheme which includes the sequence of all building and engineering operations; particular regard should be had to the completion of the works to the former cinema and of the parking areas and the green spaces.

4. 4

   Materials approval

   Prior to the commencement of any works, there must be submitted to and approved by the Planning Committee details of all architectural features (at a scale of 1:20 or better) and external finishes.

5. 5

   Refuse storage/collection

   Prior to the commencement of any works, there must be submitted to and approved by the Planning Committee full details of the arrangements for the storage and collection of refuse. NOTE: These details should form the subject of consultation with the Douglas Corporation.

6. 6

   Parking availability

   Prior to the occupation of any flat, there must be available for use at least one parking space for use by the occupants of that flat.

7. 7

   Access arrangements

   The access arrangements from the promenade must form the subject of further consultation with the DoT; the amended plan(s) arising therefrom must be submitted to and approved by the Planning Committee prior to the construction of the accesses.

8. 8

   Underground services

   All services including electricity and telephone where installed must be laid underground.

9. 9

   Approved plans

   This approval relates to drawings numbered 2199/01-27, date-stamped 15th March 2004.

Public Comments (12)

Consultation Responses

Multiple statutory consultees and bodies raised objections primarily concerning loss of live entertainment venues, impact on the Registered Crescent Cinema building and façade, scale and design in the Conservation Area, traffic/parking issues, and residential amenity impacts; some provided conditional no objections.

The original applications PA04/501/GB and PA04/1214/CON were initially approved by the Planning Committee but PA04/501/GB was refused on review due to loss of 'The Venue' as a unique live entertainment space impacting social well-being and tourism. The appellant argued the site suits residential use per Douglas Local Plan, loss of The Venue is minimal given alternatives and disturbances caused, design enhances the Conservation Area, and housing need justifies redevelopment while retaining/enhancing the cinema façade. The inspector found the housing provision, Conservation Area enhancement, and funding for façade preservation outweigh the loss of The Venue, which had low usage and caused disturbances; design respects context, alterations to Registered Building are necessary and exceptional for residential viability. The Minister accepted the inspector's recommendation to allow the appeals on 10 February 2006, granting planning permission subject to 9 conditions and confirming Registered Building consent with 4 conditions.

Inspector: David Ward