Town And Country Planning Development (Procedure Order) 2005
Planning Secretary Department of Infrastructure Murray House Mount Havelock Douglas
In accordance with paragraph 10 of the above Order, the person appointed by the Council of Ministers to consider this application has submitted his report.
In accordance with paragraph 10.3(a) and (b), a copy of the appointed persons report is enclosed.
On the 18th April 2013, and after consultation, the Council of Ministers accepted the recommendation contained within that report and the application was approved subject to the conditions specified below.
Applicant:
Twickenham Investments Limited
Proposal:
Installation of external illumination, Jubilee Buildings Victoria Street Douglas Isle Of Man IM1 2LR
Conditions Of Approval:
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the installation of external illumination as shown in drawings 2012/10/29, 2012/10/29 2 & 2012-01-30 and "Package document to accompany drawings for the Planning Application for exterior lighting on: Jubilee Buildings, Victoria Street, Douglas, Isle of Man IM1 2SH" all date stamped 23 November 2012.
Application by Twickenham Investments Ltd for the installation of external illumination, Jubilee Buildings, Victoria Street, Douglas
Site visit: 12 March 2013
Preamble
The application was referred to the Council of Ministers in accordance with Section 10(1)(b) of The Town and Country Planning (Development Procedure) Order 2005 because the Department of Infrastructure has an interest in the property.
Site and Development
Jubilee Buildings, a well known landmark, is 4 storey above ground level on the corner of Victoria Street and Walpole Avenue, facing the Jubilee Clock on Loch Promenade. This Victorian Building has fine brick and stone detailing on its Victoria Street and Walpole Avenue elevations, with render finish on the rear and other flank elevation. The proposal is to install external illumination on the two principal elevations. The building has had a number of previous planning applications over the years, mainly relating to its office use and generally approved.
Gist of Representations
Professional Lighting Design Ltd, for the applicant, submitted drawings and an illustrated document describing the proposals in detail, with photographs illustrating trial installations. The building is seen as at an important gateway to Douglas and, in communication with conservation officers has been identified for investment. The aim is to enhance the building in ways that conform to stated objectives in the Strategic Plan 2007. The scheme has been designed to depict the decorative stonework, highlight recesses and pick out pilasters rising between the windows. Illumination extending from ground to eaves level would ensure that no part of the building became visually disassociated, with LED luminaires chosen and located for high energy efficiency and to contain illumination within the elevations without horizontal or vertical spillage. The units chosen would be unobtrusive features during daylight hours. The lighting would trigger at sunset until a time chosen by the building’s owner or occupant.
The Planning Officer purposefully draws no conclusions as to merits but confirms that the location is within an area designated as Predominantly Offices in the Douglas Local Plan, within the Douglas Conservation Area and within a Flood Zone subject to a 200 year return period. Strategic Plan General Policy 2, Environmental Policy 10 and Environmental Policy 35 are material. Douglas Borough Council supports the application, as a potential exemplar of architectural lighting able to support town centre regeneration and improvement of the Promenade. Manx Electricity Authority made technical representations.
The main objectives of external lighting are to promote observation, to give a building an added dimension in order to enhance its architectural elements as well as its social and historical significance, to improve the quality of the environment and to enhance night-time orientation and use. An aesthetic as well as technical approach is essential. Such schemes can become an extension to architecture, improve the quality of view and contemplation and thereby improve the area’s appearance. However it is imperative that the lighting units are unobtrusive in their effect on the building, street scene and conservation area and also that the lighting does not adversely spill beyond the building.
Inspector's Assessment
I agree in every regard with the Planning Officer’s definition of the considerations, adding only that I am also aware that this location is at the edge of the area subject to the Lower Douglas Master Plan – Interim Planning Guidance for Key Town Centre Sites in Douglas (October 2012), where there are regeneration aims, and that a Key Site lies immediately behind Jubilee Buildings.
The proposals have been well designed to meet all relevant objectives. The compact, cubical formed, LED luminaires would be unobtrusive during daylight. The choice of units, and their careful disposition, would avoid light spillage beyond the building, including upwards, but would bring the building itself – its form and architectural features – to life after dark. This would enhance the appearance of the Conservation Area and its commercial character. Of itself and as an indication of investor confidence it can be expected also to help further the regeneration of Lower Douglas and its Key Sites. The robust units, designed for outdoor use in the public realm, can be expected to be resilient to very intermittent flood risk and would be subject to requirements under electricity regulations. All told the proposals conform admirably with the aims and policies of the Local Plan, Strategic Plan and Interim Guidance.
Recommendations
I recommend that the application be approved subject to the following conditions.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the installation of external illumination as shown in drawings 2012/10/29, 2012/10/29 2 & 2012-01-30 and “Package document to accompany drawings for the Planning Application for exterior lighting on: Jubilee Buildings, Victoria Street, Douglas, Isle of Man IM1 2SH” all date stamped 23 November 2012.
Alan Langton Inspector
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