Loading document...
1.1 The application site is the curtilage of the British Hotel, North Quay, Douglas. The property is an end-of-terrace public house which faces South near to the corner of North Quay and Market Hill. It is within the North Quay Conservation Area.
2.1 Planning approval is sought for the installation of a new wall-hung, non-illuminated clock as well as linear luminaires above and below most of the windows. It is understood that a sign has been in situ in the area proposed for the clock for some decades, but was recently removed due to health and safety reasons.
2.2 Pre-application advice in respect of the proposed clock was sought from the Planning Division, and it was advised that approval would be required on the basis that the particulars of the clock (size, form and possibility of illumination) were different from those of the previous sign. No pre-application advice was sought, nor was any given, in respect of the proposed lighting. Advice was sought, and received, from the contracted electrician on the nature of the lighting proposed
3.1 The site is located within an area identified as being Predominantly Shopping Use by the Douglas Local Plan 1998. As already noted, the site is also identified as being within the North Quay Conservation Area.
3.2 The Isle of Man Strategic Plan 2007 contains one policy considered of relevance. Environment Policy 35 reads as follows: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.1 The application site has been the subject of various planning applications between 1986 and 2012 in respect of alterations and the creation of an outside seating area. All were approved, although none are considered of specific material relevance to the determination of the current application.
5.1 Douglas Borough Council does not object to the application.
6.1 The key issues to be assessed in the determination of this application are the impact of the proposal upon the character and appearance of the Conservation Area and impacts upon adjacent properties. 6.2 The building is extremely prominent both within the North Quay Conservation Area and from South Quay and the harbour such that care should be taken to ensure any works installed would not detract from the application site or the (built) environment within which it sits. 6.3 The proposed clock is of a design appropriate to the somewhat grand nature of the building. Its scale is also considered appropriate for the location such that it would certainly preserve, if not enhance, the building. Therefore, the proposed clock is judged to satisfy Environment Policy 35. 6.4 Turning to the lighting proposed, it is considered that the locations and size of the physical works proposed are unlikely to be obtrusive features when installed. The larger elements would be mostly either above bay windows or behind the first floor balcony such that they would not be wholly visible when switched off. It is noted that the proposed luminaires would all wall-mounted, and hence would sit flush with the front façade of the building rather than sitting on the edge of the bay windows. 6.5 The electrical contractor advises that the luminance on the walls would be calculated as 6 candelas per square metre ( ); the Institute of Light Professionals recommend that the figure be no higher than within small towns. The submission proposes a "cool white" for the white render and a "warm white" for the brick work. Finally, all the lighting units have high levels of 'ingress protection'; a query was raised with the contractor with respect to waterproofing, and information was provided in both this respect and also in respect of protecting against solid ingression. Various levels of ingress protection exist, and the contractor advises that the proposed units will be both dust-proof and prevent 'water from heavy seas projected via powerful jets' from entering them. 6.6 Uplighting can provide an attractive and subtle "lift" to a building during darkness, and it is considered that the proposal would achieve this; the amount of uplighting proposed is not excessive and, it is judged, located on appropriate focal points on the façade. Also proposed are small downlighting units; these are much smaller in scale and, again, are considered likely to "lift" the building during dark hours. Moreover, the level of protection afforded by the units appears to be appropriate for a waterside location; indeed, there is no higher level of solid ingress protection, and the higher protection levels in respect of water refer to the units being immersed for periods of time. 6.7 It is considered that the colour and intensity of the lighting proposed is within acceptable limits. The proposed lighting is therefore considered, on balance, likely to enhance
a special characteristic of the Conservation Area - that is, the British public house itself - such that no conflict with Environment Policy 35 is considered to exist.
7.1 Given the lack of conflict with Environment Policy 35 of the Strategic Plan, a recommendation of approval subject to conditions is made.
8.1 The local authority, Douglas Borough Council, is, by virtue of the Town and Country Planning (Development Procedure) (No2) Order 2013, Article 6(4)(e) granted Interested Person Status.
Recommended Decision: Permitted
Date of 08.03.2014 Recommendation:
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. The development hereby approved shall not be carried out except in accordance with the plans date-stamped as having been received 17th December 2013: 1327-BH-100, 1327-BH-101 and 131212.
C 3. The lighting hereby approved shall not be powered from an intermittent power source.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Signed : Chris Balmer Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Senior Planning Officer Director of Planning and Building Control Signed : Jennifer Chance Director of Planning and Building Control Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
View as Markdown