21 January 2015 · Applicant (Department of Infrastructure) - notified via Planning Appeals Administrator A Johnstone on behalf of Chief Secretary
Footway Improvements Walpole Ave And, Loch Promenade, Douglas, Isle Of Man, IM1 2lt
The site is a small area of public highway and pavement on Walpole Avenue near its junction with Loch Promenade, owned by the Department of Infrastructure, within the Douglas Promenade Conservation Area near the Jubilee Clock Registered Building.
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RB/3 General Criteria Applied in Considering Registered Building Applications
Requires consideration of the Registered Building's importance, physical features, and setting/contribution to local scene. Officer assessed that tarmac footways around a corner from Jubilee Clock satisfactorily preserve its setting, as prior 2012 works (including clock relocation) had greater impact but were approved.
RB/5 Alterations and Extensions
Presumption against alterations affecting special architectural/historic character unless justified; requires demonstration of desirability/necessity and full impact assessment. Officer noted need to justify departure from approved granite but application withdrawn before assessment conclusion.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on special character of Conservation Area is material consideration, including effects on context/setting/views. Officer considered whether works preserve/enhance area, preferring granite but viewing tarmac as improvement over prior poor surfaces.
Environment Policy 35
Within Conservation Areas, only development preserving or enhancing character/appearance permitted, protecting special features. Officer balanced tarmac as less attractive than granite but still enhancing over existing poor condition highways/streetscape.
Twickenham Investments Limited, Chapman & Co, and Curtins Consulting object to the retrospective application due to factual inaccuracies in the applicant's case regarding cellar works and poor quality materials in a Conservation Area; Douglas Corporation has no objection.
Key concern: Use of low quality bitmac instead of approved high quality paving slabs in Conservation Area would set regrettable precedent
Twickenham Investments Limited
ObjectionWe were fully expecting and looking forward to the consistent, high quality paving to extend around Jubilee Buildings. However we were extremely disappointed to observe low quality bitmac tarmac being applied; We believe there is no good reason why the Applicant should not be required to carry out the full works for which planning permission was granted; The granting of this retrospective application would set a regrettable precedent
Chapman & Co
ObjectionWe wish to confirm our surprise and disappointment concerning the Department of Infrastructure's claim that they received a "poor response"; Twickenham Investments and their consultants were as cooperative and accommodating as possible
Curtins Consulting Engineers
Objectionhence the Jubilee Building light well did not prevent the majority of the pavement to be laid with paving; structural alterations to the Walpole Avenue light well could have been undertaken if requested by the DOI; the urgency to complete the resurfacing works determined the use of bitmac surfacing
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals
