5 February 2014 · Secretary to the Planning Committee
6, Bridge Road, Douglas, Isle Of Man, IM1 5ag
The site in the Douglas North Quay Conservation Area comprises 6 and 8 Bridge Road (a three-storey building adjoining The Railway Public House and a modern three-storey block with flats) and a warehouse on Lake Road.
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The officer report assessed the resubmission against the previous refusal of 11/00421/B, concluding that amendments reduced height, introduced modelling and varied materials to break massing, added pr…
Strategic Policy 1
Requires optimising previously developed land and efficient site use. Officer found proposal makes efficient use of constrained brownfield site utilising existing infrastructure.
Strategic Policy 4
Protects Conservation Areas and prevents pollution. Assessed as enhancing Conservation Area despite demolition, with no unacceptable impacts.
General Policy 2
Requires development to respect site/surroundings in scale/design, protect amenity, highway safety, and avoid flooding. Amendments addressed massing, privacy, highways, and flooding to comply.
Environment Policy 10
Requires flood risk assessment. Applicant discussions with Water Authority confirmed raised floors mitigate fluvial flooding risk.
Environment Policy 35
Permits development preserving/enhancing Conservation Areas. Conservation Officer accepted modern design enhances area given site constraints and poor building condition.
Environmental Policy 39
Presumption to retain positive contributors. Demolition justified by structural reports showing high repair costs and unsuitability for apartments.
Housing Policy 5
Requires 25% affordable housing for 8+ units. Proposed Section 13 commuted sum addressed net increase of 8 units, but agreement not finalised.
Transport Policy 4
Highways must accommodate traffic safely. Revised access provides visibility splays; Highways recommended approval with conditions.
Transport Policy 7
Parking per standards (21 spaces needed, 12 proposed). Relaxed due to town centre location and Conservation benefits.
Business Policy 9
Supports retail in existing areas at appropriate scale. 115 sq.m unit adds vitality without harming main shopping area.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the demolition of existing buildings and erection of twelve apartments with ground floor retail unit, parking and further parking space in lane, 6-8 Bridge Road and Warehouse, Lake Road, Douglas as shown by specific drawings received 7th March 2012.
Visibility splays
The visibility splays shown by drawing 10/2375/07 must be provided prior to the occupation of the building and remain free from obstruction at a height of 1m above the highway for the life of the development.
Traffic mirror
Prior to the occupation of the building, a traffic mirror must be erected opposite the vehicular access to the car park of the building to ensure traffic approaching from the right is visible to emerging traffic and must remain in place and be maintained for the life of the development.
Materials approval
Prior to the commencement of any works, samples of the external finishes to be used in the construction of the building must be submitted to and approved in writing by the Planning Authority.
Obscure glazing
All glazing shown on the approved plans as being etched or obscured must be installed on construction of the development and retained as such thereafter.
Retail use class
The ground floor retail unit may be used only as permitted by Schedule 4, Class 1 of the Use Classes (retail sale of goods other than hot food, post office, etc.).
Recommend approval subject to traffic mirror and visibility splay conditions
No objection
Recommend Section 13 agreement for commuted sum in lieu of on-site affordable housing
Guidance on electricity supply; contact for site safety
Multiple consultees responded to application 12/00352/B; Douglas Corporation and Manx Electricity Authority raised no objections with conditions, Housing Division requested affordable housing conditions, Highways Division requested specific traffic conditions, while private indiv…
Key concern: demolition inconsistent with conservation area policies and failure to demonstrate efforts for retention or re-use of historic buildings
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; See Note 2
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site
Housing Division, Department of Social Care
Conditional No Objection25% of them should be for affordable housing, (12 × 25% = 3); agreement was reached... that this requirement could be satisfied by means of a commuted sum
Conditions requested: condition requiring the Developer to enter into a Section 13 Agreement for the provision of these affordable housing requirements
Community Planning Service
ObjectionI still fail to see why the façade of Registered Building No6 Bridge Road cannot be saved and a suitable development be built behind.; It is just at least a floor too tall.
Highways Division
Conditional No Objectionthe Division asks that the following conditions are attached to any approval
Conditions requested: prior to the building being occupied or the car park access being used whichever is soonest a traffic mirror should be erected opposite the access to ensure traffic approaching from the right is visible to emerging traffic and should remain in place and be maintained for the life of the development; the visibility splay must remain free from obstruction at a height of 1m above the highway for the life of the development
