2 June 2006 · Planning Committee
Car Park Adjacent Muckles Gate, Lord Street, Douglas, Isle Of Man, IM1 2bd
The proposal seeks approval in principle for a six-storey development (including basement) on a current car park site in central Douglas, featuring a four-screen cinema, sixteen-lane bowling alley, restaurants, 22 two-bedroom apartments with balconies, and 69 basement parking spaces accessed via Muckles Gate.
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The officer assessed the proposal as acceptable in principle for a central Douglas town centre location, noting it would create an important public amenity much needed for Douglas and the Island, incl…
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Transport Assessment and Road Safety Audit
The application for Reserved Matters must include a Transport Assessment which projects the number of arrivals and departures by staff, patrons, guests, and service vehicles and a Road Safety Audit; the application must demonstrate how the above traffic movements will be catered for; the Assessment and Audit should be prepared in consultation with the Highway Authority.
Drainage details
The application for Reserved Matters must include full details of all drainage proposals, including site investigation to establish existing services, flow calculations, and arrangements for pool discharge and petrol interception; these details should be prepared in consultation with the Drainage Services Manager at Douglas Corporation.
No approval of indicative layout; acoustic assessment
No approval is hereby implied to the layout or disposition of the various uses as shown on the indicative drawings; the application for reserved matters must include an acoustic assessment, so ensuring that each use does not have adverse effects on the others.
Building design criteria
The building should be designed in accordance with the following criteria: (a) the building should be of modern architectural style using high quality finishes and detailing; (b) the elevations to Lord Street and Fort Street should include interest commensurate with the importance of the site to street-scenes within this part of the Town Centre; and (c) an element or elements of public art should be included as part of the design process.
Archaeological assessment
The Reserved Matters application must include an assessment of the site's archaeological potential and a method statement demonstrating how the proposed construction would be undertaken such as to accommodate full investigation of such archaeological interest.
Disabled access
The building must be designed such as to accommodate the needs of disabled users in all respects.
No objections in principle
Proposal should assist regeneration of area; zoning for offices does not preclude uses; complements adjacent residential; historically leisure/residential area
Department of Transport Highways objected due to lack of transport assessment and inadequate parking/access details; Manx National Heritage and Natural History Society raised archaeological concerns requesting pre-development assessment; other consultees expressed support, no objection with conditions, or accessibility concerns.
Key concern: A transport assessment is required for this development
Department of Transport Highways Division
ObjectionThe above mentioned applications have been considered by the Network Planning Section and the following observations will be forwarded to the Planning Committee... Objection:
Manx National Heritage
Conditional No ObjectionWhilst we note that this application is in principle only, it is unfortunate that there is no indication of the potential size and mass of a building...; Were the Committee minded to approve this application in principle, we would recommend that...
Conditions requested: before proceeding to a detailed application, the developer be required by condition to undertake an assessment of the area’s archaeological potential, and to shape his detailed plans accordingly
Isle of Man Natural History & Antiquarian Society
Conditional No ObjectionThe Society therefore would request that any approval should be subject to a condition requiring a scheme for properly organised, directed and funded archaeological investigation...
Conditions requested: any approval should be subject to a condition requiring a scheme for properly organised, directed and funded archaeological investigation of the site prior to any development taking place
Water Authority
Conditional No ObjectionThe Authority wish to express their interest... and request that a condition of planning be that the applicant must contact the Authority...
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
Disability Access Office
No CommentWe would suggest that thought went into the whole development so it is accessible to everyone equally...
Conditions requested: Where parking is provided... 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...; The primary entrance to all apartments should be of sufficient width...; Where apartments and/or parking are provided over more than one level then a lift should be provided...; The area surrounding an ATM should have an illumination of at least 200 lux at floor level. A knee recess at least 500mm deep and 700mm high...; The controls of an ATM should be provided between 750 and 1000mm; All serving counters should contain at least one section suitable for wheelchair users; Where auditorium seating is provided then a number of spaces should be available... for wheelchair users; Auditoriums should be fitted with a sound induction, infrared or other appropriate system...
SPMC&E
No CommentAndrew Jessopp
SupportI believe the proposal, if approved and the development moves forward, should assist in the regeneration of this part of Douglas for the benefit of residents and visitors.
