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23 Market Street, Douglas, Isle of Man, IM1 2PA. tel:676199, fax:612199, e: [email protected]
PROPOSAL: CHANGE OF USE FROM OFFICES TO RESTAURANT AND SELF CONTAINED RESIDENTIAL UNIT SITE: 'HARBOUR MEWS', PARLIAMENT SQUARE, CASTLETOWN, IOM, IM9 1LA APPLICANT: MR TOM & MRS KAREN KIRBY JOB NO: WL/19/1461 DATE: 18TH JUNE 2019
CONTENTS:
Kelly-Lewthwaite Building Design Limited have been commissioned to seek planning approval for the proposed change of use of Harbour Mews, Parliament Square, Castletown from Offices (Class 4, Schedule 4) to Restaurant (Class 3, Schedule 4) with a self-contained residential unit.
This statement will describe the site and surroundings, document the site's planning history and assess the proposals against relevant planning policy. It is concluded that Planning Approval should be granted.
Messrs 'Peggy + Lewis', a local hospitality, creative and marketing agency are assisting in establishing the business/s and promoting the exciting vision of the owners/applicant. Their proposal business overview is attached.
The application premises cover a footprint area of approx 105m², constructed over 3 floors (ground, first & second floor levels). To the front/west of the application building is a forecourt. This forecourt is bounded to its west by Derby House (a property also owned by the Applicant).
The application site is located within the Castletown Conservation Area (Map No 4, referred to in the 'Town & Country Planning (Permitted Development Order) 1990). The application premises is not a Registered Building but is surrounded by registered buildings, namely 1 Parliament Square (Registered Building No 46), Derby House (RB 28), former Police Station (RB 27), Ellan Vannin (RB41), Packet House (RB 42), 1 & 2 Quay Lane (RB 43 & 44). Other registered buildings in close proximity are The Old House of Keys (RB 29), 3 & 4 Parliament Square (RB 61 & 62), 5 Parliament Square (RB 64), Compton House (RB 65) and Castle Rushen (RB 24).
The uses of the existing buildings in the vicinity of the application site are varied and include offices, restaurants, public houses, estate agents, wine bar, coffee shop, heritage buildings and residential dwellings.
The application premises is traditional in appearance and constructed in random laid, pointed limestone, probably sourced from Balladoole or Pooil Vaaish Quarry. The windows are painted timber framed sliding sash and the roof is of natural slate.
The site is accessed from Parliament Square and has a gated yard/forecourt area to the front/side of the building.
3) APPLICANTS INTEREST IN NEARYBY BUILDINGS;
The applicant owns and controls the following nearby properties: Derby House, Ellan Vannin, Packet House, 3 & 4 Parliament Square, Harbour House, The Quay & The Granary, The Quay which is the applicant's residence.
Subject to planning approval the above properties (excluding The Granary) will form part of the overall hospitality led re-development project, the concept of which is described in more detail below.
4) OVERALL PROJECT RE-DEVELOPMENT OVERVIEW (FOR CONTEXT);
The applicant has acquired the properties identified above which are in close proximity to each other. Their vision is to create a hospitality led, boutique destination for visitors and Islanders alike, in the heart of the historical former Capital of the Isle of Man.
All buildings will be sensitively and sympathetically renovated, restored and resurrected to offer niche hospitality offerings.
It is likely that each of the businesses will be run separately by experienced hospitality professionals and all businesses within the development will collaborate when operational to maximise the use of the complex and enhance the customer experience.
Upon completion, it is expected that the development will include: Japanese restaurant in Harbour Mews, the subject of this current (Phase 1) application, Boutique Hotel accommodation, Wine Bar, Cafe/Deli in Derby House and individual boutique styled self contained tourist accommodations in the other owned properties serviced from the central Derby House hub.
5) ACCESS/TRANSPORT;
The site is extremely well serviced by public transport links. The IOM public bus service operates frequent services between Castletown & Douglas, Onchan, Colby, Port Erin, Port St Mary, Peel & Foxdale. The nearest stop to the application premises is only 94m. Additionally, the IOM Steam Railway operates a regular service between Port Erin & Douglas. The Castletown stop is a few minutes walk from the application site and is linked with safe pedestrian pathways and crossings.
In order to comply with Part M of the Building Regulations and the Disability Discrimination Act, to accommodate disabled patrons the premises will have a level approach, a level threshold, and be provided with an accessible WC compartment within the restaurant.
The proposed restaurant would provide approximately 40-50 covers maximum across two floors. Given the accessible location of the site it is likely that the majority of the users will be on foot or using public transport. It is not anticipated that the proposed change of use would give rise to additional parking stress given the Town is one large controlled parking zone. The existing office use also generates a significant demand which will be offset by the proposed use.
Additionally, it should be noted that there exists in very close proximity to the proposal site a disc controlled publicly accessible car park that can be used by the patrons and also an area on the quayside that has unrestricted parking.
However, to mitigate any further demand, the applicant has received written assurance from the Castletown Commissioners that it secures the long-term lease of additional designated car parking spaces in the nearby Chapel Lane public car park if proved necessary.
6) IMPACT ON CONSERVATION AREA;
The proposed external changes are limited. Within the existing open/apex roof form of the application premises, there will be conservation style Velux heritage rooflights incorporated to the north-west & south-east elevations. These are to provide a further source of natural light to reduce use of artificial lighting. These will be at high level so will not allow any invasion of privacy. At ground floor level, an existing window opening in the north-west elevation will be altered to form a doorway to serve as exit from the proposed kitchen area. The existing stonework will be re-pointed using approved nhl lime mortar and the existing sliding sash windows will be retained and repainted. A stainless steel extraction duct serving the proposed kitchen will rise vertically adjacent to the north-eastern gable. This element of the proposed works will be inconspicuous between the gable of the proposal premises and Ellan Vannin Cottage and would not be visible in any wider views. The boiler location will remain as existing adjacent to the north-east gable. Additionally, the courtyard area adjacent to the proposed restaurant entrance door will be revamped/renovated using appropriate soft & hard landscaping, all of which will enhance the approach to the premises. This area may also be used for alfresco dining.
These minor changes to the external of the building will preserve and enhance the character and appearance of the conservation area in accord with planning policy.
7) IMPACT ON LOCAL AMENITY;
The proposed change of use is unlikely to have an impact on the amenity of the surrounding residents. As stated above the proposed boiler plant is located in areas of existing plant. It is unlikely therefore that any impacts would occur as a result of the proposed plant. All plant will be designed to ensure the attenuation limits the levels to those set out by the local planning authority.
In terms of odours from the proposed use, odour control measure and filtration will be incorporated into the extraction plant. In addition the proposed extraction is proposed at high level/roof level to the main building. Any limited odours that are not filtered within the extraction plant will be extracted at high level and is unlikely to be experienced by any of the surrounding residents as a result. If further details of the extraction system are required, including regarding noise or odour control, this could be secured by condition.
The proposed restaurant will not give rise to greater disturbance from late revellers. The entrance to the proposed restaurant is located adjacent to Derby House in Parliament Square, off Castle Street. Parliament Square and Castle Street already has a mix of vibrant uses including Compton Vaults basement bar in Parliament Square, Leonardo’s Restaurant & The Garrison Restaurant/Bar in Castle Street. The Glue Pot/Castle Arms, The George Hotel & The Union public houses are nearby also as is The Secret Pizza restaurant & bar, all of which have customers late at night.
The proposed restaurant proposes to open 12:00 – 14:30 and 18:00-22:00hrs generally. Customers of the restaurant will leave from the entrance to Parliament Square and are unlikely to travel down the predominantly residential Parliament Lane or Quay Lane unless they live there.
In terms of refuse waste storage & disposal the restaurant operator will adhere to a Restaurant operational Waste Strategy that proposes the storage of waste in the dedicated enclosed waste storage area in appropriate containers. The restaurant operator will be required to ensure that the building meets all necessary environment health standards for hygiene and cleanliness. Separate storage bins will be provided for different waste streams to aid separation and maximise recycling. All measures will be taken to ensure there is minimal impact to the local residents.
8) PLANNING HISTORY;
Relevant planning history can be summarised as follows. Planning permission was granted in 1997 (PA 97/00755/GB) for change of use of the site which included the adjacent registered building namely, Derby House, into office accommodation. This work was carried out and is the most recent use of the site. A subsequent more recent application (PA 16/00306/B) was approved to change the use of the application building into a residential unit. This was a strategic planning application by the previous owner to increase the marketability of the building.
9) PRE APPLICATION CONSULTEES;
The following bodies have been consulted prior to and during the preparation of the attached proposals;
In brief there has been overwhelming support for the proposals submitted including for the overall re-development concept described, details of which will be submitted for consideration in future planning applications.
10) REFERENCES/DRAWINGS;
It is considered that the principle of the change of use is acceptable. The proposed use is a town centre use that also has the ability to attract visitor footfall and has a role in supporting the diversity of the town centre. This area of Castletown is predominately Class 1-4 use and the change of use of the proposal site to provide a restaurant in this area would not harm the existing business or character of the area, and would add to the vitality and viability of the town centre in accordance with policy.
| Document Detail: | Drg No: | Job No: | Scale: | Date: |
|---|---|---|---|---|
| Plan as Existing | 1 | WL/19/1461 | 1:50 | March 19 |
| Plan as Proposed | 2e | WL/19/1461 | 1:50 | June 19 |
| Location Plan | 3 | WL/19/1461 | 1:1250 | June 19 |
| Block Plan | 4 | WL/19/1461 | 1:500 | June 19 |
| Site Plan | 5 | WL/19/1461 | 1:200 | June 19 |
| Elevations | 6 | WL/19/1461 | 1/100 | June 19 |
| Planning Application Form | 18-6-19 | |||
| Land Ownership Statement | 18-6-19 | |||
| Planning Support Statement | 18-6-19 | |||
| parts 2 and 3 removed by agreement from case | 18-6-19 | |||
| 11) CONCLUSION; | officer EJC 30/3/20 |
The external alterations are minor and care has been taken to sympathetically locate additional plant, and the ventilation extraction flue. The change from a window to door at ground floor and the installation of rooflights is very minor in nature and would not have a material impact on the appearance of the property. Overall the changed would preserve the character and appearance of the conservation area in accordance with policies.
In respect of amenity, it is submitted that the noise levels from the proposals will be within acceptable levels. The restaurant extraction is proposed to take place at roof level and is unlikely to cause an impact as a result. The proposals will not have an impact on the amenity of the surrounding residents or the proposed residential units on the wider site.
Overall it is considered that the development represents a sustainable form of development in accordance with the relevant development plan policies. It is respectively requested that this application is approved.
Prepared by: WAYNE E LEWTHWAITE (Director) KELLY-LEWTHWAITE BUILDING DESIGN LIMITED $18-6-19$
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