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Clinch's Brewery is located on the corner of the North Quay and Bank's Hill and is part of the former Clinch's Brewery complex, now a Registered Building (RB78) with in the North Quay Conservation Area.
That proposed is the removal of the existing door and side screens and its replacement with modern, glass screening designed to retract fully thereby opening up the space.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: Strategic Policy 4 and Environment Policy 32.
Environment Policy 32 states that "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
Section 16(3) of the Town and Country Planning Act 1999 states that "In considering whether to grant planning approval for development which affects a registered building or its setting, or whether to grant registered building consent for any works, the Department shall have special regard to the
desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.”
Within the Planning Policy Statement 1/01, the following policies are considered to be relevant in the determination of this application: Policy RB/5
Policy RB/5 states that "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
The following applications should be considered in the assessment and determination of this application: PA 86/01074/A - Approval in principle to part demolish, construct and conversion into restaurant, shops, offices and car park – Permitted PA 86/01395/B - Alteration to convert ground and first floors into restaurant and associated facilities – Permitted PA 86/01417/B - Construction of Office building, shops and showroom development and 4 flats – Permitted PA 87/00251/B - Provision of two additional residential units, one in top level of tower and one over service archway – Permitted PA 87/00959/C - Change of use of 3 flats over shop units to office units – Refused PA 87/00251/B - Exterior lighting over signage and floodlighting of tower – Permitted PA 08/01788/GB - Conversion of existing second, third and fourth floor residential accommodation to office – Pending
PA 08/01789/CON - Registered Building consent for the conversion of existing second, third and fourth floor residential accommodation to office main entrance alterations (In association with 08/01788/GB) Registered Building Nos.078 – Pending
Douglas Corporation and the Highway Division of the Department of Transport do not oppose the application.
The content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01 and Environment Policy 32 of the Isle of Man Strategic Plan 2007.
The proposed development involves the removal of an existing door and side screens and replaces it with a modern, glass screening designed to retract fully.
Of consideration, is the historic integrity of the existing door and screen which, whilst in keeping with the detailing of the First Floor Bay window over, is part of the modern works built in accordance with the approvals 86/01074/A and 86/01395/B for the conversion of the Ground and First Floor to a restaurant and associated facilities. This portion of the building, when viewed on the existing plans of the time of the above application was a gated access way through into the interior of the building.
These proposals are acceptable as they do not remove any historic fabric from the Registered Building and neither do they have a negative impact on the character of the Registered Building.
The application site is located within a Conservation Area. The proposed application respects the site and surroundings in terms of scale, form and design. It is considered the new entrance would not have a detrimental affect on the character of the building and would enhance the character and appearance of the Conservation Area.
It is recommended that planning permission be granted subject to conditions in the attached schedule.
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.
Recommended Decision: Permitted
Date of Recommendation: 05.01.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This permission relates to alterations to the main entrance as shown in drawing numbers SC1122/P/10-10, SC1122/P/10-11 and SC1122/P/10-12 date stamped 17th September 2008.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made: Granted Committee Meeting Date: 16/1/09 Signed: L. Brocher Reporting Officer
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