2 December 2011 · Planning Committee
38, Finch Road, Douglas, Isle Of Man, IM1 2pp
The proposal involves demolishing all existing buildings on the site, including three-storey dwellings at 38 and 40 Finch Road, single-storey retail units at 40a, 40b, 19 and 21 Well Road Hill, and a stone wall, and replacing them with a new tiered office building providing approximately 3,729 sq m gross (2,200 sq m ne…
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The proposal is an amendment to an extant 2008 approval (PA 08/00924/B extended to 2014), removing the cafe and replacing it with additional office space, judged a 'minimal change' with no highway con…
Strategic Policy 1
Requires optimising previously developed land, efficient site use considering access/landscaping/amenity, and utilising existing infrastructure. Officer notes site re-uses brownfield land in office zone with off-site parking solution.
Strategic Policy 4
Protects heritage, landscape, nature conservation, avoids pollution. Existing buildings not of merit per Conservation Officer; new design steps back with planting; trees of 'limited value' per DEFA Forester, suited to shrubbery.
Strategic Policy 10
Promotes integrated transport minimising car journeys, best use of public transport, no highway safety impact. Highways no objection if parking secured; flexibility in town centre per precedents.
General Policy 2
Permits development in zoning if respects site/surroundings in siting/layout/scale/design/landscaping, no adverse amenity/highway impact, adequate parking/services. Tiered design respects topography, steps back from boundaries/footpath; parking off-site justified.
Environment Policy 42
New development in settlements must reflect local character, no inappropriate backland or loss of green spaces contributing to amenity. Modern design alludes to adjacent Georgian proportions via vertical panels/setback; replaces limited trees with managed landscaping.
Transport Policy 7
Requires parking per standards (1 per 50 sq m offices), relaxable in town centres near bus routes if no unacceptable on-street parking. 44 spaces required off-site within 400m via legal agreement, as in previous approval and precedents.
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 demolition of all buildings on site and the erection of a new office building with landscaping as shown in the drawings office-ap51, office-ap52, office-ap53, office-ap54, office-ap55, office-ap56, office-ap57, office-58, office-59, office-60, office-61, office-62, office-63 and office-ap64 received 17th October 2011.
Off-site parking legal agreement
No development may commence on site, including demolition of any structure, until such time as there is in place a legal agreement which illustrates how 44 parking spaces are to be provided within a convenient walking distance (400m) of the site. The building may not be occupied until such spaces are available for use by occupants of the permitted building.
Use classes restriction
The building illustrated as being an office may be used only in accordance with Classes 2 (a), 2 (b) and 4 of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of scheme must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
no objection to this application
There should be no adverse traffic impact from this development if the car parking provision is secured prior to occupation of the building as per the condition applied to the previous application.
No Objection in Principle subject to connection to public sewer, drainage layout approval, no groundwater to foul sewer, and communication fee.
Highways Traffic Engineer has no objection provided car parking is secured prior to occupation; Douglas Borough Council has no objection; Douglas Borough Drainage has no objection in principle subject to drainage conditions.
Highways Traffic Engineer
Conditional No ObjectionThere should be no adverse traffic impact from this development if the car parking provision is secured prior to occupation of the building as per the condition applied to the previous application.
Conditions requested: car parking provision is to be secured prior to occupation of the building as per the condition applied to the previous application
Douglas Borough Council
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Douglas Borough Council Drainage
Conditional No ObjectionNo Objection in Principle subject to:-; It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses.
Conditions requested: The proposed development must be connected to the public sewer(s), in accordance with the requirements of Isle of Man Water and Sewerage Authority.; Exact details of the drainage layout must be provided to Douglas Borough Council Drainage Section, for approval, prior to any work commencing on site.; NO groundwater will be permitted into any public foul sewer (either pumped or by gravity) so as to comply with the requirements of the Isle of Man Sewerage & Water Authority.; A Communication Fee will be payable to the Isle of Man Sewerage & Water Authority in respect of this drainage connection.
