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The application site is the former Douglas Courthouse and No.13 Athol Street. The site is within an area zoned as Predominantly Offices within the Douglas Local Plan. The former courthouse is a registered building.
The application is seeking planning permission for amendments to a planning permission for a mixed used development comprising of a bar/café and offices.
The amendments are as follows
Isle of Man Planning Scheme (Douglas Local Plan) 1998 Isle of Man Strategic Plan (Modified Draft) (April 2007) PPS1/01 – Policy and Guidance Notes of the Conservation of the Historic Environment of the Isle of Man.
02/01785/GB – Partial demolition of building to retain facades and rebuild, including extension to provide office accommodation, ground floor licensed premises and basement parking – granted on review 28th April 2003.
02/017845/GB – Partial demolition of building to retain facades and rebuild, including extension to provide office accommodation and basement parking – granted 28th April 2003.
98/00365/B – Redevelopment and extension to create office accommodation – granted 19th October 1998
Douglas Corporation – no objection. The Highways Division of the Department of Transport do not oppose the application subject to a condition. A resident of Port Soderick has no objection to the proposal. The Disability Access Office has commented on the parking provision and access arrangement for the building. The Isle of Man Water Authority has commented that the applicant should contact them to discuss the water supply. Isle of Man Fire and Rescue Service have commented the applicant should consult with them regarding fire precautions.
This is a joint report to consider two applications for the planning permission and registered building consent.
The application is essentially seeking planning permission for very minor amendments to an approved development scheme.
The proposed roof alteration and the revolving door are relatively minor amendments to the overall scheme. I consider these changes to be acceptable and would not adversely affect the integrity of the scheme. I also consider the proposal would not adversely affect the visual amenities of the street scene or the character of the remaining part of the registered building.
The change to the layout of the building are relatively minor and do not affect the external façade of the remaining part of the Registered Building. I consider the amendments to be acceptable.
I have considered the content of the application with particular consideration to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01.
The works entail alterations to the entrance of the No.13 Athol Street and the creation of the roof terrace to the rear of the building, all of which are located alongside the retained façade of the former Court House, the remaining part of the registered building.
The following proposed amendments from the previously approved scheme have been considered in light of their impact on the character of the Registered Building:
The creation of the roof terrace to the rear of the building is not considered contentious. I consider that the amendment in terms of elevational impact represent an improvement to that previously proposed. It is unlikely that the impact of this addition will be visible from the immediate vicinity.
The omission of the access doors from the first level below ground exiting into the void below Athol Street are not considered to have a detrimental impact on the character of the Registered Building given their below ground location.
The substitution of the Ground Floor access doors from Athol Street into No.13 Athol Street with a revolving door are not considered to have a detrimental impact on the character of the Registered Building as the doors are in keeping with the contemporary nature of the proposed facade.
The relocation of the Entrance 'portal' approximately 100mm towards the rear of the pavement to improve disabled access has a negligible impact on the character of the Registered Building and cannot be considered to be detrimental.
The additional course of 'look-alike' panelling to the front, curtain walling on to No 3 Athol Street is intended to hide the junction of the floor / ceiling line behind the obscured glazing, a necessary detail when using curtain walling.
I therefore recommend that Planning Permission and Registered Building Consent be granted subject to conditions.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Whilst the Isle of Man Water Authority and the Isle of Man Fire and Rescue Service represents a statutory authority, the points raised in correspondence relate to non-planning matters and as such should not be afforded party status in this instance.
The Disability Access Office has commented on matters which are covered by the Building Regulations and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 25.06.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
This consent relates to amendments for to an offices/licensed premises redevelopment scheme as shown in drawing numbers 20, 21, 22 Rev A, 23 Rev A, 24 Rev A, 25 Rev A, 26 Rev A, 27 Rev A, 28, 29, APL37, APL38, APL39 and APL40 date stamped 5th April 2007, Supporting information from Dandara Commerical Ltd date stamped 5th April 2007.
The windows to the existing courthouse must be timber frame sliding sash unless indicated as being fixed light or hopper windows.
The windows to the extension with elevations to Church Street and Nelson Street, shall be bottom hinged inward opening, unless indicated as non-opening.
The applicant is advised to consult the Fire Safety Department as the premises falls within the scope of the Fire Precautions Act 1975 Decision Made : Committee Meeting Date : 19/7/07
11 July 2007 07/00677/CON Page 5 of 5
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