Statement of Supporting Information

Erection of Building Containing 164 Apartments to Replace Crescent Leisure Centre and Former Crescent Cinema, Including Retention and Enhancement of Cinema Façade, Central Promenade and Castle Mona Avenue, Douglas.

Statement of Supporting Information

Heritage Homes Ltd

Erection of Building Containing 164 Apartments to Replace Crescent Leisure Centre and Former Crescent Cinema, Including Retention and Enhancement of Cinema Façade, Central Promenade and Castle Mona Avenue, Douglas.

Statement of Supporting Information

1. The Crescent Leisure Centre and former Crescent Cinema front onto Central Promenade, with Castle Mona Avenue running along the rear of the site. As well as accommodating an amusement arcade, nightclub, and gymnasium there are also a number of food outlets on the site. The Crescent Leisure Centre is a single storey, flat roofed building of a 1960's style, whilst the former cinema is one of the taller structures on the Promenades and dates from 1930.
2. The site is within an area that is designated by the Douglas Local Plan for Mixed Use, specifically Tourism and Residential uses, and is within the Douglas Promenades Conservation Area. The former Crescent Cinema is entered on the Protected Buildings Register (RB No. 192).
3. It is now proposed to redevelop the site for residential purposes with a building of 164 apartments, replacing the leisure centre building in its entirety but retaining and enhancing the façade of the former cinema as part of the new building.

Planning History

1. The site has been the subject of a number of planning applications in the past twenty years. Although some have been for relatively minor works such as the introduction of signage, other applications include;

• PA 85/01205 - two storey extension over leisure centre to form cabaret and entertainment area and 2 flats, approved.
• PA 85/01206 - erection of three storey building to form cafeteria and 2 flats, land adjacent to former cinema, approved.

• PA 90/01043 - approval in principle to redevelop building to include nightclub, winebar, and restaurant within former cinema, approved at appeal.
• PA 91/00857 - approval in principle for erection of 2 dwellings, site of store/garage adjacent to 108 Castle Mona Avenue, Douglas, approved at appeal.
• PA 93/01652 - conversion of ground floor of former cinema into nightclub, approved.
• PA 96/01724 - creation of car parking to rear of leisure centre, approved.
• PA 98/00295 - conversion of ground floor of former cinema into public house, approved at appeal.
• PA 99/01511 - conversion of part of leisure centre to public house, refused.
• PA 00/00160 - conversion of part of leisure centre to nightclub, refused.
• PA 01/01643 - alterations to front canopy and painting of ground floor wall of former cinema, approved.
• PA 01/01735 - location of air handling unit to rear roof of former cinema, refused.

Planning Policy Context

1. The site is within an area which the Douglas Local Plan designates for mixed use, specifically tourism and residential purposes, and the proposed use of the site is in accordance with such a zoning. The Plan advocates the avoidance of "peripheral growth of housing on greenfield sites" in order to encourage town centre residential development, and the Crescent Leisure Centre is identified as a redevelopment opportunity (paragraph 14.31).
2. The site is within the Douglas Promenades Conservation Area, with the Character Appraisal for such also identifying the Leisure Centre site as a development and enhancement opportunity. The Appraisal states that "it will be of fundamental importance that, where development is judged appropriate in the future, such as on existing vacant or visually negative sites, the standard of design must be of the highest order and not

detract from the existing form, quality and scale of the Promenade group. Thus, the continuous and former unbroken frontage may be restored and maintained, adopting the scale and architectural rhythm which is so important to the overall townscape of this part of Douglas."

1. Planning Policy in respect of Registered Buildings and Conservation Areas is set down by Planning Policy Statement 1/01, "Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man". The criteria used when considering Registered Building applications are indicated by the document, and are applied to proposals of alteration, extension, and demolition. It is also explained how impact upon the special character of a Conservation Area is a material consideration when assessing a planning application.
2. The planning policy and guidance highlighted above has been carefully considered in the preparation of this scheme, and the development now proposed has been designed so as to take account of the Registered Building and the special character of the Promenades Conservation Area and provide a building that will make a positive contribution in both respects. Extensive consultation with officers of the Planning Office and representatives of other Government bodies has taken place prior to the submission of this application.

The Proposed Scheme

1. It is now proposed to redevelopment the site for residential purposes, creating a building incorporating 164 apartments with car parking and shared private open space. It is recognised within the planning guidance outlined above that the Crescent Leisure Centre as existing is a visually negative site that can be viewed as a redevelopment opportunity, and as such this building will be removed and replaced with an entirely new structure.
2. The former Crescent Cinema, being a Registered Building, must obviously be considered and treated in a different manner, with the starting point being a consideration of those elements of the structure which make it worthy of Registration. In this instance the Registration document highlights the faience facing and design detail to the Promenade elevation of the building as the

principal justification for entering the structure into the Protected Building Register. The design process behind the proposed treatment of the former cinema and the new development overall is explained in more detail in Appendix 1, and includes justification for the proposed retention and enhancement of the former cinema's façade and construction of a new structure behind.

1. Policy RB/5 of Planning Policy Statement 1/01 gives guidance in regard of alterations to Registered Buildings, and carries a presumption against such except where a convincing case can be made. Importantly, the introduction to the document states that "Where a building or site can sustain a degree of sensitive change, we should open our minds to this, especially where this will lead to an extended lease of life, and particularly where there will also be wider benefits in terms of urban regeneration.......Indeed, many old buildings already bear the clear imprint of changes made by later generations and they are often more attractive on that account." The changes now proposed to the front elevation of the former cinema, whilst relatively minor and designed to respect the character of the Registered Building, are necessary to ensure that the space behind that elevation can be used in an efficient and meaningful way that would not be possible without the provision of natural light. This aspect of the proposal is also referred to in more detail at Appendix 1.

1. In general terms the form and scale of the new building when viewed from the Promenade have been strongly guided by the presence of the former cinema, with a set back centre element provided as a link between the Registered Building and a new block of a height and form which reflects the former cinema and provides balance and harmony to the overall appearance of the development. This balanced approach was displayed by the original 1930's scheme for the site of which only the Crescent Cinema was constructed, although the centre section of that scheme was considerably higher that that for the development now proposed.

1. The development will provide a mix of apartment types and sizes, with an emphasis towards the provision of affordable housing and all the units being in accordance with the floorspace and occupancy requirements of the Flats Regulations. Whilst some apartments will face outwards from either side of

the development, others will face onto an attractive landscaped central courtyard that will act as communal private open space for residents. There will also be a variety of private external spaces for individual users, as well as further communal private open space in front of the building at Promenade level which will be enclosed by a small wall and which will greatly improve the appearance of this part of the Promenade for pedestrians.

1. The central courtyard will provide a quiet, relaxing environment for residents to use and a pleasant outlook over landscaped gardens. Studies have confirmed that natural light provision to the apartments will meet recognised standards and calculations in this respect can be provided if required. The provision of apartments overlooking a courtyard is not an unusual feature within urban residential redevelopment, and has been used successfully in other locations. As an example details of a completed scheme in Liverpool are provided at Appendix 2, which incorporates a courtyard that is smaller than that now being proposed. Further details of this and other similar schemes are available if required.
2. Car parking is provided on the lower two levels of the development, with access from the Promenade. Spaces are provided at a ratio of more than 1 per apartment ( 186 spaces), which is the standard accepted for recent apartment redevelopment schemes on the Promenade. The development will not generate traffic on Castle Mona Avenue, as the only doors on that side of the building will be fire exit doors so there will be no means of access for residents or visitors. A communal bin store is provided within the parking area, with doors on the northern side of the building to facilitate emptying.
3. The western elevation of the new building will front onto Castle Mona Avenue, and is designed so as to have a "terraced" appearance that complements the existing dwellings and which has a positive impact upon the street scene, replacing as it does a garage and the rear of existing buildings. As with the Promenade side of the building the height of the proposed scheme is determined by existing buildings, in this instance those either side of the site. The development on this side will also be set back slightly from the footpath with small enclosed spaces to reflect those of adjacent dwellings, such spaces would be maintained by the management company responsible for the building.

1. Prior to the submission of this application extensive consultation has taken place with interested parties, including officers of the Department of Local Government and the Environment, the Department of Transport Highways Division, the Department of Tourism and Leisure, officers of Douglas Corporation, the Isle of Man Water Authority, the Fire Prevention Officer, the Disability Access Officer, the Police Architectural Liaison Officer, and neighbouring property owners and residents.

Summary

1. The development has been designed so as to make a positive contribution to the Promenades Conservation Area, and to respect and revitalise the appearance of the former Crescent Cinema. The new building will help to restore the "continuous, unbroken frontage" of the Promenades as well as enhancing the street scene of Castle Mona Avenue.
2. The proposed residential use is in accordance with the land use zoning of the Douglas Local Plan and utilises a site identified within planning guidance as a redevelopment opportunity, and will provide much needed housing in a modern, comfortable and attractive environment for residents.