21 February 2005 · Minister for Local Government and the Environment
Crescent Leisure Centre, Central Promenade, Douglas, Isle Of Man, IM2 4ll
The application sought consent to demolish most of the former Crescent Cinema (a registered Art Deco building) and Crescent Leisure Centre, retaining and enhancing the prominent faience facade while erecting a new 6-storey block of 164 apartments with basement parking, landscaping, and a central courtyard.
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The Minister followed the independent inspector's recommendation after inquiry, reversing the Planning Committee's refusal of linked planning permission (PA 04/00501/B) and confirming the grant of reg…
Douglas Local Plan - Residential development in mixed tourism/residential areas
Encourages residential use in mixed tourism/residential zones like the site; proposal complies as it directs housing to town centre brownfield avoiding greenfield.
Douglas Local Plan - Parking standards
Requires 1.5 spaces/unit but allows reduction in town centres; proposal provides adequate basement parking subject to conditions.
PPS 1/01 - Registration of Buildings
Criteria include architectural interest (Art Deco faience), rarity (last major cinema), townscape contribution; alterations justified as exceptional for viable residential reuse.
RB/3 General Criteria Applied in Considering Registered Building Applications
Assesses importance, features (faience detailing), setting; facade retention/enhancement with limited changes acceptable for optimum viable use.
RB/4 Use
Optimum viable use compatible with fabric; residential behind facade is viable, unlike entertainment.
RB/5 Alterations and Extensions
Presumption against alterations affecting character; side panels/windows changed as necessary for residential use, with refurbishment of remainder.
RB/6 Demolition
Presumption against, but exceptional community benefits (housing, CA enhancement) outweigh; rear auditorium demolition enabled facade save.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Method statement for demolition/support/renovation
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 Cinema facade including the repair and cleaning of the faience work. This statement should be prepared in consultation with the Department's Conservation Officer; the development must be undertaken in accordance with the approved statement.
Record drawings, survey, removal details
Prior to the commencement of any works, there must be submitted to and approved by the Planning Committee: (i) large scale record drawings of the front facade; and (ii) a full photographic survey of the interior and exterior of the building; and (iii) details of the arrangements for the safe removal and storage of the metal torches and faience detailing to the inset panels to be replaced with fenestration. These records and arrangement should be prepared in consultation with the Department's Conservation Officer.
Window, canopy details
Prior to the commencement of any works, there must be submitted to and approved by the Planning Committee, large scale drawings and details of: (i) the new windows (to include details of the opening method); and (ii) details of the entrance canopy and its construction.
Supports as it will improve this part of the Promenade to benefit surrounding businesses
No objection subject to conditions on access, parking, construction method
No objections
Multiple consultees responded to the Registered Building Consent application 04/01214/CON, with Police raising crime and noise concerns around the adjacent Venue nightclub, DTL objecting to loss of leisure facilities, Advisory Council objecting to façade alterations, and DoT High…
Key concern: Loss of mid-sized entertainment venue impacting leisure, tourism and social well-being
Police Architectural Liaison Unit, Isle of Man Constabulary
ObjectionFast food takeaway type premises act as ‘honey pots’ and thus crime generators.; It is imperative that such crowds are dispersed quickly to reduce opportunities for criminal or anti-social behaviour.; The Promenade is also a residential environment.
Police Alcohol Unit, Isle of Man Constabulary
ObjectionProblems do occur on this site on an all too frequent basis.; Inevitably where there is a licensed premises/residential premises mix, there will be a noise disturbance.; Additional development directly on the doorstep would appear to have the potential to increase further the likely problems and complaints from this site.
Department of Tourism and Leisure
ObjectionThe loss of amenity provided by the current building on the site would... be detrimental to both the leisure and tourism amenity of the Island.; A venue with a capacity in the mid-range is capable of successfully supporting: less “mainstream” entertainment – acts who would not pull the 1000 plus required for the Royal Hall but are not viable at 200/250.; The Department, therefore, supports the decision of the Planning Committee on review and would welcome confirmation of this decision on appeal.
Conditions requested: Should permission be given, retain cinema façade appearance
Department of Tourism and Leisure Chief Executive
ObjectionTo see The Venue lost would result in extra pressure on other venues, and a diminution in the quantity and quality of live entertainment on the Island.; The Department would, should permission be given for re-development, support the condition that the appearance of the façade should be retained.
Conditions requested: Retain appearance of the façade to preserve Promenade appearance
Department of Tourism and Leisure Chief Executive
Conditional No ObjectionThe Department would regret the loss of such a facility providing a much needed nightclub and late night live music club especially at a time when there is a lack of facilities for the under 35's.; If this application is approved we would urge the planning committee to consider a replacement facility... within a realistic specified timeframe.
Conditions requested: If approved, require developer to create replacement facility within specified timeframe
Advisory Council on Planning and the Environment
ObjectionWe write to express our total opposition to the proposals for the front façade.; To remove the panels indicated... would be like agreeing to the demolition of the Orry Tower at Bishopscourt – they are both integral to the building as registered.; If the registration system is to work on the Island then it has to be seen to work.
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions.; The suggested amendment is that the boundary walls adjacent to the Promenade footway be splayed back at 45° for 2.4 metres, to afford inter-visibility between emerging drivers and pedestrians.
Conditions requested: Access arrangements from the promenade must form the subject of further consultation with the DoT; amended plans to be approved prior to construction.; Parking spaces shall be allocated such that every apartment has a minimum of two parking spaces.; No work shall commence until a method statement for construction has been agreed after consultation with Highway Authority.; Approval from Operations Section before highway works; licence under Section 69 of Highways Act 1986 for building over highway.
The original planning application for demolition (except cinema façade) and erection of 164 apartments with basement parking was initially approved by the Planning Committee but refused on review due to loss of 'The Venue' as a unique live entertainment space impacting social well-being and tourism. The companion Registered Building Consent application for alterations including retention and enhancement of the cinema façade was granted but appealed by the Advisory Council. The appellant argued the site was suitable for residential use per the Douglas Local Plan, loss of infrequent entertainment use would not harm tourism given alternatives, and redevelopment would enhance the Conservation Area while addressing resident amenity issues from noise. The inspector found the housing benefits, Conservation Area enhancement, and funding for façade preservation outweighed the loss of the underused venue, deeming the case exceptional for a Registered Building. Planning permission was granted and RBC consent confirmed, both subject to the original conditions including method statements for demolition and renovation.
Precedent Value
This appeal sets precedent that exceptional community benefits like housing delivery and Conservation Area enhancement can override Registered Building presumptions against demolition/alteration if no viable alternatives exist and funding for retention is secured. Future applicants should provide robust evidence of facility underuse, policy alignment, and necessity of changes for viability.
Inspector: David Ward
