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
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
