12 November 2015 · Head of Development Management (Jennifer Chance)
20, Victoria Street, Douglas, Isle Of Man, IM1 2le
The proposal involves changing the ground floor of the historic Former Burtons Building from offices/retail to a coffee shop, including internal modifications like removing stud walls, adding fixed seating, counters, toilets, and staff facilities, plus installing a new frameless glass corner entrance while retaining up…
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The officer assessed whether changes would harm the Registered Building's special architectural or historic interest, finding the front façade retains original features and ground floor internals are …
Strategic Policy 4
Requires protecting or enhancing Registered Buildings and Conservation Areas. Officer found proposal enhances the building and protects Conservation Area features.
General Policy 2
Requires development to respect site, scale, design, townscape character, and amenity. Proposal complies as it respects surroundings without adverse impacts.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting Registered Building character. Alterations do not harm and enhance by removing detracting features.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Modern glass door assessed as high quality despite not traditional.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. New door protects special façade features.
RB/4 Use
Requires change of use compatible with fabric and minimising impact on interest. Café use viable, minimises effects, brings space into use.
RB/5 Alterations and Extensions
Presumption against alterations affecting character unless justified. Proposals justified as enhancing, with full info on minimal impact.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires assessing impact on Conservation Area character/setting. No detrimental effect on special features.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Trading hours
No customers shall be served or remain in the building outside the following hours; Monday to Friday 0700 - 1900, Saturday 0800 - 1900, Sunday 0900 - 1800. Reason: In the interests of public amenity.
Recommends trading hours are controlled; agrees with applicant's proposed times
DOI Highways opposed the application due to inadequate details on highway reprofiling and risks to pedestrian safety; Isle of Man Constabulary recommended controlling trading hours to mitigate crime risks; neighbouring property owners raised concerns about refuse storage and emergency access.
Key concern: highway reprofiling inadequate for safe pedestrian access
DOI Highways
ObjectionThe application should be refused on the grounds that it does not provide safe and convenient access and that it has not been demonstrated that it will not have an adverse impact on the safety of pedestrians.
Isle of Man Constabulary
Conditional No ObjectionI would therefore strongly recommend that the trading hours are controlled and that the following condition be placed upon any approval granted
Conditions requested: trading hours are controlled... Opening times... Monday–Friday 7am until 7pm, Saturday 8am until 7pm, Sunday 9am until 6pm
Messrs F.G Sgott Limited (via Lionel Kelly)
No CommentOur clients have concerns about the lack of “on site” space designated for storage of refuse to cater for the development.
