Inspector's Report

Application by Coffee Republic Ltd for the erection of pavement barriers for outside seating area, 26 Victoria Street, Douglas IM1 2LE.

Site visit Tuesday 23 July 2013

Preamble

1. 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 site is public highway under the control of the Highway Authority which is part of the Department of Infrastructure.

Site and Development

1. The Coffee Republic premises front the north side of Victoria Street with a pair of entrance doors and a row of full height concertina folding windows, so that much of the frontage can be open to the pavement, as it was at the time of my unaccompanied visit. A single row of 4 tables stood in front of the building, enclosed by stainless steel barriers with fabric advertisements bearing the company's name. The application seeks what is evidently retrospective approval for these barriers. The enclosed area was about 1.0 m deep, leaving about 2.5 m of pavement, attractively refurbished in small block paving with a taxi parking bay adjacent and the vehicular running lane beyond. No 26 is an ornate Victorian Registered Building (No 225) on 4 storeys including the roof space, forming part of a terrace of generally more recent premises. It stands within the Athol Street/ Victoria Street Conservation Area.
2. Relevant planning history advised by the Planning Officer:

26 Victoria Street: PA 12/00441/GB and 12/00442/CON gave planning and registered building approval for the creation of outside seating area. PA 12/00068/D and 12/00069/CON gave planning and registered building approval for illuminated signage. PA 12/00070/GB and 12/00071/CON gave planning and registered building approval for conversion of office/retail to a café including installation of a new shop front. 28 Victoria Street: PA 12/01210/D approved demarcation barriers and signage. 21-23 Victoria Street: PA 12/00260/C approved the creation of an outside seating area. 17 Victoria Street: PA 09/00675/C refused change of use of pavement space to outside seating area for reasons relating to highway obstruction.

1. Relevant policy framework advised by the Planning Officer:

The area is designated as predominantly shopping by the Douglas Local Plan 1998. Strategic Plan Strategic Policy 4 amongst other requirements requires that the proposal protects and enhances the Registered Building and Conservation Area. General Policy 2 is favourable to the principle of developments, as here, according with their land-use zoning subject to listed safeguards. Environment Policy 32 precludes extensions or alterations to a Registered Building detrimental to its character as a building of special architectural or historic interest. Environment Policy 34 prefers the use of traditional materials for works on pre-1920 buildings. Environment Policy 35 requires development within Conservation Areas to preserve or enhance the Area's character or appearance and to protect its special features. Planning Policy Statement 1/01 Policy and Guidance Notes for Conservation of the Historic Environment of the Isle of Man, includes Policy RB/3, setting out general criteria for Registered Building applications, and RB/5 regarding alterations and extensions affecting a Registered Building or its setting.

Representations

1. The Planning Officer: consideration should be given to the impacts on the special interest of this Registered Building, in front of its modern shop front and with similar developments in the locality, and also to the requirements for development in a Conservation Area. The principle of outside seating here has previously been approved, providing customers with the option of doing so. Adequate pavement width remains for passers-by. The Highway Authority does not oppose the proposal. There is no other representation on file.

Inspector's Assessment

1. The barriers are not physically connected to the Registered Building nor, on the evidence I have, are they within its curtilage but rather on the public highway in front of the premises. As far as I am aware, no separate Registered Building application has been made and on the face of it none is required. If I am wrong about that, then any subsequent such application should be determined on its merits. For the present, however, I shall have regard to the setting of the Registered Building solely as an aspect of the planning application.
2. I hardly need to say that Victoria Street is a key town centre location for shops, businesses, public services and, not least, restaurants, cafés and public houses. The principle of outside seating in front of No 26, Coffee Republic, has previously been approved. It adds positively to the town centre's vibrancy, viability and cosmopolitan character, particularly during clement weather when it benefits from being on the northern, sunnier side of the street. Enclosing the seating area with barriers brings further benefits, by defining the area, separating it from the through route for passing pedestrians and deterring encroachment by café customers. An adequate width of pavement is left, reinforced psychologically by having a parking bay adjacent rather than flowing traffic.
3. The café ground floor front is far from unsightly but it is modern and the building's historicism is largely seen on its upper floors. In this context, the neatly designed barriers, in modern materials, bearing simple advertisements identifying the business, do not appear out of place or detract from the building's setting and historic interest. In all, the outcome at least preserves the appearance of the Conservation Area and enhances its town centre commercial character. The building's features that make it of special architectural or historic interest are not undermined and in some measure should be protected by the building remaining in viable business use. Accordingly the relevant requirements and aims of the Strategic Plan and Planning Policy Statement 1/01 are met.
4. 17 Victoria Street, where outside seating was refused, is some way off, on the other side of the road, and I have assessed the current application on its merits and in the context of its location.

Recommendation

1. I recommend that the application be approved subject to the conditions below. As it is evident that the barriers have been in place, there is no requirement for a commencement period. I have specified 2.5 m in Condition 2, rather than 2.0 m suggested by the Planning Officer, as the former reflects the applicant's intentions and (from drawing 06A) a past requirement of the Department.
2. This approval for the erection of advertising pavement barriers for an outside seating area relates to Drawing No 05B and 06A both date stamped 9th May 2013.
3. A minimum unobstructed width between the front edge of the pavement café area and the face of the kerb shall be 2.5 metres.

Alan Langton

Inspector