7 December 2006 · Planning Committee
Allan Bank, 95, Circular Road, Douglas, Isle Of Man, IM1 4lx
The proposal involves erecting a six-storey block of 52 apartments (94 bedrooms total) on a 0.14ha vacant site at a prominent junction in Douglas, including 80 basement parking spaces plus visitor parking, a bin store, and a lay-by.
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The officer assessed that residential use, though not matching office zoning on the Douglas Local Plan, accords with Department practice for similarly zoned nearby land and policy encouraging resident…
Douglas Local Plan - Predominantly Office Use zoning
Site zoned for office use but contains existing residential; Department resists loss of fit dwellings and permits residential where developers prefer it over offices (e.g. 81-85 Circular Road). Proposal conflicts with zoning but aligns with practice encouraging residential in town centres; high density (52 units/0.14ha) accepted as efficient urban reuse.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
Subject of the other conditions of this notice, this approval relates to drawings numbered 2276/3 and /6-/13 date-stamped 29th June 2006, and drawings 2276/1A, 2A, 4A, and 5A date-stamped 19th October 2006.
Tree protection method statement
Prior to the commencement of any works on site, there must be submitted to and approved by the Department a method statement and detailed proposals demonstrating that the two beech trees on the site (including their root systems) will be protected, in accordance with BS5837, during and after the construction works; no approval is hereby implied to the paving of the land under and around the trees as indicated on the submitted drawings; the development must be undertaken in accordance with the approved statement and details.
Tandem parking allocation
Each pair of 'tandem' parking spaces must be allocated to a single flat.
Minimum parking per flat
There must be at least one parking space allocated to each flat.
Parking provision and retention
All of the proposed parking spaces must be completed and available for use prior to the occupation of any of the flats; thereafter, all spaces must be retained for use only by residents of the flats or visitors to those residents.
Drinkwater Lane access widening
Prior to the commencement of any works, there must be submitted to and approved by the Department an amended plan showing the access to Drinkwater Lane widened to 7.9m.
Drinkwater Lane diversion
Prior to the commencement of any other works, the arrangements for, and the completion of, the diversion of Drinkwater Lane must be in place.
External finishes samples
Prior to any use thereof, details of samples of all external finishes must be submitted to and approved by the Department.
Affordable housing arrangements
Prior to the commencement of any works, there must be submitted to and approved by the Department details of the arrangements for making available as affordable units, in terms of the House Purchase Assistance Scheme 2004, thirteen of the proposed 2-bedroomed flats.
Bin store provision
The refuse-bin store shown on drawing no. 2276/04A must be completed and available for use prior to occupation of any of the flats.
Lay-by provision
The lay-by shown on drawing no. 2276/05A must be completed and available for use prior to occupation of any of the flats.
Garage security
Prior to the commencement of any building operations, there must be submitted to and approved by the Department details of the arrangements to secure the garage entrances from unwanted intruders; these details should be formulated in consultation with the Department of Transport and the Police Architectural Liaison Officer.
Do not oppose subject to imposition of conditions (access widening, lay-by)
No objection in principle subject to conditions
Condition to ensure protection of copper beech trees during/after construction
Request for 12/13 two-bedroom flats as affordable units (provided)
Standard comments/notes to be included
Notes 1 and 2; advise contact for supply/diversions
Flats must comply with 1982 Housing Regulations
Notes/consult re Fire Precautions Regulations 1996
Notes 1 and 4
Recommend gating car parking levels
Multiple resident groups, individuals, and an MHK submitted objections to planning application 06/01098/B primarily concerning overdevelopment, privacy loss, streetscape impact, traffic/parking issues, tree protection, and design incompatibility; utilities authorities requested standard connection conditions without objection.
Key concern: overdevelopment and incompatibility with streetscape at gateway location
Belmont Terrace Residents
Objectionlight will be severely restricted to the front of our properties; tower over Belmont Terrace due to its six stories; high rise, over intensified, high density development; oversize development will severely overstretch the infrastructure
Mr M R & Mrs J I Readshaw
Objectionparking ratio of 1.2 beds/parking spaces and hence does not comply with the latest guidelines; massive intrusion into the privacy of the residents; monstrous office development demonstrates how modern developments can destroy the visual amenity
Mr M R & Mrs J I Readshaw
Objectionproposed lay-by appears to be only half a car’s width; belated and inadequate attempt to introduce kerbside parking; development is a low-cost and inappropriate adaptation
Andrew Jessopp
Objectionthis site is in Douglas not Manchester and the proposed design is out of keeping with the existing residential development and should be refused, but without prejudice to a new application of a more traditional design
Save Mann’s Heritage
Objectionvery reminiscent of the workers’ flats erected on the outskirts of the major Russian cities during the reign of Nikita Krushchev; roots of a tree extend approximately the same distance as the canopy; trial excavations by hand should be undertaken
Conditions requested: trial excavations by hand to establish extent of tree roots before footprint finalised
David Cretney MHK
Objectionone of the busiest junctions on the Island; over intensive use of this site; more modest scheme would more suit those objectives
IoM Water Authority
Conditional No ObjectionFor connections to Flats and Apartments the following apply - 'Water Supply To Flats And Apartments – Regulations'
Conditions requested: applicant must contact the Authority to ensure connection for water supply or amendment under Water Supply Byelaws; Water Supply To Flats And Apartments – Regulations apply; Form Of Undertaking In Respect Of Supply Pipes required if applicable
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area
Conditions requested: applicant must contact the Authority; contact MEA Planning Department to discuss electricity supply
The original application for 52 apartments with parking was approved by the Planning Committee despite being in an office-zoned area, prompting a third-party appeal by residents concerned about over-intensity, visual impact, highway issues, neighbour amenity, and trees. The appellant argued the scheme was overlarge, dominating Victorian terraces, exacerbating traffic/parking, and harming privacy/outlook. The applicant (Heritage Homes) defended residential use due to housing need, efficient site use in a sustainable location, landmark quality, and compliance with highway standards. The inspector found residential use acceptable despite zoning (outdated), design of good quality making positive contribution, impacts on amenity/privacy not overriding in urban context, highways acceptable per authority, and trees safeguarded by conditions. The appeal was dismissed, upholding the approval.
Precedent Value
Confirms residential on office-zoned town centre sites acceptable for housing need; modern designs can prevail over pastiche if positive contribution; highways expert view decisive over resident traffic fears; conditions suffice for tree protection.
