6 October 2006 · Minister for Local Government and the Environment (on appeal, following Inspector David Ward's recommendation)
Brewery And Premises, Glen Falcon Road, Douglas, Isle Of Man, IM2 3hr
This decision was appealedAP06/0257
Appeal dismissed
This decision was appealedAP06/0258
Appeal dismissed
The proposal involved retaining and converting the ornate Victorian Registered Brewery building into five apartments and one town house, demolishing non-registered rear warehouses, and building modern-style extensions for six more apartments with 24 parking spaces in a basement garage.
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The Inspector credited the architect for a deliberate modern style contrasting with Victorian architecture, avoiding pastiche common in Douglas, relating to the site's industrial past while suitable f…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the re-development of the site to provide 11 apartments, one town house and provision of secure parking facilities as shown in drawing numbers [listed] date stamped 14th July 2006, Design Statement from Kay Associates date stamped 14th July 2006. The proposed development shall be carried out in strict conformity with the approved plans.
Illuminated bollards
No illuminated bollard shall be installed other than in accordance with detailed drawings/specifications to be submitted to and approved in writing by the planning authority, such drawings/specifications to show design, siting, type and level of extent of illumination.
Security roller shutter
No security roller shutter shall be installed other than in accordance with detailed drawings/specifications (including details of colour coating) to be submitted to and approved in writing by the planning authority.
Roller shutter coating
Within one month of the installation of the security roller shutters hereby approved, they shall be colour coated in full accordance with details submitted under condition 4. Any replacement or modification shall be colour coated to match within one month of being carried out.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the planning authority and those works shall be carried out as approved. Details of hard landscaping works shall include boundary treatment, footpaths, driveways and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details within 3 months of the first occupation of the residential units hereby permitted; and all planting shall be carried out in accordance with the approved details in the first planting and seeding seasons following that first occupation. Any tree or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Photographic survey
No development shall take place until a photographic survey of the buildings exterior and interior has been submitted to and approved in writing by the planning authority.
Materials approval
No development shall take place until samples of the facing, roofing and paving materials to be used shall have been submitted to and approved in writing by the planning authority and these works shall be carried out in accordance with the approved details. The development shall be carried out in accordance with the approved details.
Terrace screening
No dwelling within the extension to the Registered Building shall be occupied unless outside terraces are screened in accordance with a scheme to be submitted to and approved in writing by the Planning Authority; and the screens shall be maintained as long as the dwellings are occupied.
no objection
no objection in principle
no comment
no objection, but notes on connections
Mixed responses to the conversion and redevelopment of the former O'Kells Falcon Brewery; statutory consultees like drainage, building control, and environmental health raised no objections with conditions, while heritage groups and individuals objected to design impacts on the registered building and residential amenity.
Key concern: Proposed modern extension behind registered brewery gable wall removes historic ventilator and dominates streetscape
Douglas Drainage Services
No ObjectionDouglas Corporation acting as The Agent for the Department of Transport, under the Sewerage Act 1999 has no objection in principle to the above application.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
Conditions requested: Flow calculations for surface and foul water discharge from the proposed development; A detailed engineering drawing showing the proposed drainage connections onto the public sewer; Contact the Borough of Douglas Drainage Department prior to work commencing on site to discuss this proposed connection; The proposed connection must comply with the Department of Transport’s ‘Manx Sewers for Adoption’
Isle of Man Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority
Conditions requested: The applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For connections to Flats and Apartments the following apply - "Water Supply To Flats And Apartments – Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required
Borough of Douglas Building Control
No Objectionthe committee agreed not to raise an objection to the application
Environmental Health Officer
Conditional No ObjectionConditions requested: The proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations
Disability Access Office
Conditional No ObjectionConditions requested: Where parking is provided, which includes provision for visitors then five percent of unassigned spaces should be designated for disabled parking; The ground or primary entrance level should include at least one entrance that is accessible to an unassisted wheelchair user; Any sanitary facilities provided which are accessible to the public should include a disabled toilet; All public corridors should be of sufficient width and free from obstruction as to allow a wheelchair user to pass other users of the corridor; The primary entrance to all apartments should be of sufficient width as to be accessible by an unassisted wheelchair user; Where apartments and/or parking are provided over more than one level then a lift should be provided of sufficient dimensions as to allow an unassisted wheelchair user to enter, turn around and use the controls
Isle of Man Victorian Society
Objectionthe application for Registered Building Consent should be refused; any alteration to a Registered Building should always result in an enhancement complimentary to the building
Conditions requested: The proposed extension to the rear of the original brewery should be set back to at least 600mm behind the gable of that building and the industrial part of the brewery retain its roof and louvered ventilator from its stone gable back to the new extension in the set back position
Society for the Preservation of the Manx Countryside and Environment
No CommentThe restoration and conversion of the main Brewery building is superb but ... The Society is CONCERNED. It can be viewed as a welcome element of variety; or as a dreadful clash with the adjoining styles.
The original applications sought to convert the registered O'Kells Falcon Brewery building to five apartments and one townhouse, with new extensions providing six more apartments and secure parking, but were refused by the Planning Committee for adverse impacts on the registered building's setting, street scenes, conservation area character, and neighbour amenity. The appellant argued the modern contrasting design enhanced the registered building as a backdrop, addressed privacy concerns with high-level windows and willingness for obscure glazing, and improved upon existing poor-quality warehouses. The inspector found the design innovative and appropriate, avoiding pastiche architecture, enhancing the conservation area overall despite minor discordance from Murray's Road, replicating existing scale without harming neighbour amenity, and recommended approval. Both appeals were allowed subject to conditions including screening for terraces.
Precedent Value
This appeal sets precedent for approving bold modern extensions to registered buildings where they enhance rather than mimic historic settings, particularly when replacing poor-quality structures in constrained urban sites. Future applicants should prioritise conservation officer input, demonstrate scale compatibility with existing, and proactively mitigate privacy with high cills/screening.
Inspector: David Ward
