4 September 2006 · Planning Committee constituted in accordance with Paragraph 2 of Schedule 1 of the Isle of Man Planning Scheme (Development Plan) Order 1982
Showroom, Bridge Road, Douglas, Isle Of Man, IM1 5ah
The proposal involved demolishing existing buildings on a 70x50m site at the head of Douglas Harbour, fronting Bridge Road between the river and Lake Road, and constructing a U-shaped building up to 6 storeys (over basement) with 73 apartments (1- and 2-bedroom), two ground-floor commercial units (370 sqm street-level,…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the proposal against key issues including land use (compliant with Predominantly Residential zoning and demand for small household units), appearance/form (U-shaped broken form wi…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Commercial units use class
The proposed commercial units may be used for any purpose within Class 3 (“Food and Drink”) of Schedule 4 to the Town and Country Planning (Permitted Development) Order 2005; any other use must form the subject of a separate planning application.
Commercial units external changes
Any external changes (including the provision of signage) arising from the specific use of the commercial units must form the subject of further separate applications.
Demolition/construction and river wall monitoring
Demolition and Construction works must be undertaken in accordance with the "Method Statement" submitted with the application and date-stamped 9th September 2005; during these works, the structural condition and stability of the existing river wall must be monitored by the developer in accordance with the Recommendations contained within the "Structural Report on (the) River Wall" submitted with the application and date-stamped 15th December 2005.
Cycleway/walkway details and amendments
Insofar as this approval relates to the provision of a cycleway / walkway, it refers to only the general route (on plan) indicated on drawing number 816/master/cycle5k04/C date-stamped 3rd April 2006; the levels and details of the cycleway / walkway must be amended such that it meets the river wall at approximately courtyard level, and, thereafter, continues on the bank (i.e. not cantilevered) and at, approximately, the same level as the external space around such residential buildings as may be proposed and approved on the land to the west of the building now proposed; amended drawings in accordance herewith must be submitted to and approved by the Department prior to the commencement of any works.
Cycleway completion and maintenance prior to occupation
Prior to the occupation of any of the proposed flats: a) the cycleway / walkway, as amended in accordance with condition (5) above, must be completed; and b) Arrangements for the future maintenance of the cycleway / walkway must be concluded, and details thereof submitted to and approved by the Department.
Parking availability and disabled spaces
The proposed parking spaces must be available for use prior to occupation of any of the flats, and thereafter must be retained and be available for parking by residents (and their visitors) of the flats only; there must be provided a minimum of four spaces suitable, in terms of dimensions and location, for use by disabled drivers.
Refuse storage/collection arrangements
Prior to the occupation of the proposed flats, the arrangements for the storage and collection of refuse must: a) form the subject of consultation with the Douglas Corporation; and b) be submitted to and approved by the Department.
External finishes samples
Prior to the commencement of any building operations, samples / details of all external finishes must be submitted to and approved by the Department; no approval is hereby granted to any change in the external appearance of the existing riverside wall.
External space treatment scheme
Prior to the commencement of any building operations, there must be submitted to and approved by the Department a detailed scheme of treatment of the external space around the building; this should include the (temporary) treatment of the space within the site but to the west of the cycleway, and should include an element of artwork; the approved scheme must be completed prior to occupation of any of the flats.
Approved drawings
Subject to the above conditions, this approval relates to the following drawings: a) date-stamped 31st August 2005; ap 04b, ap 05b, ap 06c, ap 07c, ap 08b, ap 09, ae 01, ae 03a, ae 04, as 04, and as 05; and b) date-stamped 3rd April 2006: ap 01a, ap 02e, ap 03c, ap 11a, ae 02a, ae 05a, as 01a, as 02a, and as 03a.
supports
no objection
satisfied with parking provision and cycleway as amended
Multiple consultees and representatives provided views on application 05/01706/B, with utilities requesting standard conditions, Inland Fisheries noting appreciation for river protection measures with caution advised, SPMC&E offering strong support, and several public representations raising concerns over parking, pollution, access, and loss of light.
Key concern: risk to river fish populations from construction works
IoMWA
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 to ensure that a connection is obtained for water supply purposes
Conditions requested: a condition of planning be that 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
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines
Conditions requested: the applicant must contact the Authority; Contact the M.E.A. for Electrical Site Safety 5 documents before any work is carried out on site
Inland Fisheries
No ObjectionA recent pollution event has highlighted the significant numbers of fish present in this section of the Douglas River; we appreciate the proposed measures to be taken to avoid disturbance to the river; We would like to emphasise the importance of maintaining a high degree of caution during the works
Disability Access Office
Conditional No ObjectionUp to 200 spaces | 5% of car park (min 3 spaces); Over 200 spaces | 4% of car park plus 4 spaces
Conditions requested: 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; All serving counters should contain at least one section suitable for wheelchair users; Inside layout should have sufficient aisle width as to allow an unassisted wheelchair user to manoeuvre
SPMC&E
SupportA splendid scheme, front High Victorian, rear balconies overlooking Bowling Green, Villa Marina and Douglas Bay. SUPPORT.
The original application for replacement of existing buildings with 73 (appeal pursued as 76) apartments, commercial units, and basement parking was refused by the Douglas Planning Committee primarily due to the building's height, mass, and visual impact on the inner harbour and North Quay Conservation Area. The appellant argued the site warranted a landmark building consistent with local plan residential zoning, prior approval in principle, housing needs, and urban regeneration policies, with detailed viewpoint analysis supporting the scale and modern design. The council defended the refusal citing over-dominance and precedent for harbour character change, supported by third parties like Manx National Heritage. The inspector found the design skilfully mitigated mass and height concerns through setbacks, materials, and modelling, making it appropriate for the gateway site while preserving the conservation area's character. The appeal was allowed subject to conditions including cycleway provision, parking, and standard requirements.
Precedent Value
Demonstrates that modern, substantial 'landmark' buildings can succeed adjacent to conservation areas if high-quality design mitigates bulk via articulation/setbacks and fits wider townscape context. Future applicants should provide rigorous visual/height analysis and align with regeneration/housing policies.
Inspector: R E Wilson
