31 July 2007 · Planning Committee
20, St Georges Street, Douglas, Isle Of Man, IM1 1ah
The application sought full planning approval for a modern five-storey building (including semi-basement) on a cleared surface car park site at the corner of Hope Street and St George's Street, backing onto St George's churchyard.
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The Planning Committee refused the application primarily because the 10 on-site parking spaces were insufficient to meet demand from 30 apartments plus restaurant and commercial uses, leading to incre…
Douglas Local Plan Policy D/CP/1
Requires reappraisal of parking standards based on site constraints, developer needs, and 1 space per 50sqm for offices; any shortfall off-street. Officer noted sustainable location but Highways objected to shortfall for mixed uses.
Douglas Local Plan - Parking standards
Residential parking standard 1.5-2 spaces/unit reducible in town centre based on occupation. Proposal's 10 spaces for 30 units (plus commercial) deemed inadequate by consultees despite traffic consultant support.
Town centre parking
Town centre residential parking based on bedspaces/occupancy. Single-bedroom crash pads assessed as low-demand but still failed due to no occupancy controls.
no objection in principle subject to drainage conditions
Multiple statutory consultees responded to planning application 07/00007/B, with utilities and some services raising no objections subject to conditions, while Douglas Corporation objected due to over-intensive use, inadequate parking, and incompatibility with the area; other concerns included affordable housing, fire safety, security, and disability access.
Key concern: over-intensive use of the site, not in keeping with the area and inadequate car parking
Isle of Man Water Authority
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: 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; For connections to Flats and Apartments the following apply - “Water Supply To Flats And Apartments – Regulations”, and if applicable a “Form Of Undertaking In Respect Of Supply Pipes” will be required
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Douglas Drainage
Conditional No ObjectionDouglas Corporation acting as The Agent for the Department of Transport, under the Sewerage Act 1999 has no objection in principle to the above application subject to the following
Conditions requested: The surface and foul water drainage from the new development must be separated on site to the rear curtilage boundary and then combined into the existing lateral drain connection; Flow calculations for foul and surface water from the new development, must be submitted for approval, prior to any works commencing on site; if it is found that the existing public sewer serving the existing site, is undersized then the upsizing of the sewer, must be designed and constructed in accordance Department of Transports Drainage Divisions requirements, and at the developers expense
Disability Access Office
No CommentApartment blocks should meet the following requirements
Conditions requested: Where parking is provided, which includes provision for visitors then 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 wide enough to be accessible for everyone including wheelchair users; Where apartment/parking is provided over more than one level then a lift should be provided. The lift should be large enough to allow wheelchair users with an assistant to enter and turn around
Police Architectural Liaison Officer
Conditional No ObjectionI would therefore recommend that consideration be given to securing the car parking levels to minimise their exposure to potential criminal activity
Conditions requested: securing the car parking levels to minimise their exposure to potential criminal activity
Douglas Corporation
Objectionthe committee agreed to raise an objection to the application on the grounds that the proposed development would be an over-intensive use of the site, not in keeping with the area and has inadequate car parking
Isle of Man Fire and Rescue Service
No CommentTHIS APPLICATION FALLS WITHIN THE SCOPE OF THE FIRE PRECAUTIONS (FLATS) REGULATIONS 1996
Conditions requested: THE APPLICANT IS REQUIRED TO CONSULT THE FLATS INSPECTION TEAM AT THE FIRE SAFETY DEPARTMENT TO DISCUSS COMPLIANCE ISSUES
Department of Local Government and the Environment Environmental Health
Conditional No ObjectionThe proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982
Conditions requested: The proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations
Estates and Housing Directorate
Objectionthere is considerable interest from persons on the current First Time Buyers Register for housing in the Douglas Area which will not be satisfied by known developments of affordable housing
Conditions requested: if the Planning Committee are minded to approve a housing development on this site the Directorate would wish some of the housing to be affordable 'approved' housing for First Time Buyers as defined in the HPAS 2004; the scheme would need to be redesigned to accommodate the larger 'approved' units
The original application 07/00007/B for erection of a four storey building plus basement to accommodate 30 'Crash Pad' apartments, a bar/restaurant (class 3), a retail/commercial unit (class 1, 2 or 3) and 10 parking spaces at 19/20 St Georges Street, Douglas was refused. Hartford Homes Ltd appealed the refusal, triggering notifications to the council, interested parties, and a request for the council's statement of case ahead of a planned public inquiry. Administrative letters confirmed the appeal acceptance and outlined the process under the Town and Country Planning (Development Procedure) Order 2005. The appeal was withdrawn by the appellants on or before 24 August 2007. As a result, the original refusal decision stands with no inspector's analysis or determination.
Precedent Value
This appeal sets no planning precedent as it was withdrawn before any hearing or determination. Future applicants should note that appeals can be withdrawn at any stage, leaving the original refusal intact, and should consider this option if circumstances change post-lodgement.
