13 October 2008 · Minister for Local Government and the Environment (via Chief Executive K.A. Kinrade, dismissing appeal)
Island Business Centre, 26, Finch Road, Douglas, Isle Of Man, IM1 2ps
The proposal involved demolishing an existing terrace of two/three-storey office buildings and replacing them with a modern five-storey (plus lower ground and basement) office block providing 3,596 sqm of office space, 72 car parking spaces (including basement parking), and associated access, on a site in a 'Predominan…
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The inspector concluded the main issue was impact on the street scene and relationship to the adjacent registered building at No.24 Finch Road.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design, not adversely affect townscape character, provide satisfactory access/parking, etc. Officer assessed proposal compliant: modern design respects via setbacks, parking adequate, in office zone, positive townscape contribution without pastiche.
Strategic Policy 1
Optimise use of previously developed/under-used land. Site is existing offices in urban office area; redevelopment optimises brownfield site.
Strategic Policy 3 - To respect the character of our towns and villages
Protect/enhance town character via local materials/character in design. Modern design with stone cladding/local cues accepted as enhancing variety without undermining Georgian row.
Strategic Policy 4
Protect/enhance setting of registered buildings. Stepping setbacks (5m/8m) from No.24 RB102 respected setting; existing buildings already close.
Spatial Policy 5
New development to make positive environmental contribution. Inspector/officer found design striking/positive, coordinated with adjacent approvals.
Environment Policy 42
Development to take account of locality character/identity. Variety in Finch Road heights accepted; proposal continues variation, not backland/inappropriate.
Business Policy 8
New offices to respect height/mass of adjoining/nearby buildings, provide parking per standards. Similar scale to approved PA08/0924/PA03/1473; 72 spaces for 3596sqm compliant.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the erection of an office building with associated parking and access, as shown in drawings SC1024/P/10-00v rev B, -01 rev B, -02 rev B, -03 rev B, -04 rev A, -05 rev A, -06 rev A, -07 rev A, -08 rev A, -09 rev A, SC1024/P/11-01 rev A, 0001 rev A, SC1024/P/12-01 revs A and B, -02 rev A, -03 rev A and -04 rev A.
Parking restriction
The parking shown in the approved plans may be used only in association with the occupation of the office building shown in the approved plans.
Materials approval
Prior to the commencement of works samples of the materials to be used on the exterior finish of the building must be approved by the Planning Authority.
Recommended permitted; modern design acceptable, steps away from No.24 respecting setting, marks end of Georgian row without undermining it, parking compliant
Site terrace not worthy of registration; proposal well-designed modern approach, stepping respects No.24 setting, relates to adjacent scheme
Acceptable subject to gating basement ramp for security
No objection subject to drainage details/conditions
Principle acceptable (expressed interest)
Multiple responses include objections from neighbouring business Tidewater Securities on size, bulk, design and construction impacts, alongside conditional no objections from utilities (drainage and water) and concerns from heritage and community safety bodies.
Key concern: Formal objection from neighbouring business on excessive size, bulk, design and construction impacts to their property
Tidewater Securities Ltd
Objectionwhat is now being proposed "swamps" everything and "dwarfs" us; flies against everything that the planners have previously planned for the area; if approval is granted we will not be able to work in our building
Borough of Douglas Drainage Department
Conditional No ObjectionNo objection in principle subject to the following
Conditions requested: Surface and foul water drainage must be separated and combine at curtilage boundary, details for approval prior to works; Fully detailed engineering drawings submitted for approval prior to commencement including drainage plan, longitudinal sections, pipe specification, manhole details; CCTV survey of existing public sewer prior to construction to confirm private lateral connections; Risk Assessment & Method Statement for live public sewer diversion ensuring upstream properties can discharge at all times; Enter into Section 8 adoption agreement under Sewerage Act 1999; No alterations to drainage layout without prior consultation; Periodic inspections and witness testing during construction; Submit as built drawings and CCTV survey on completion for adoption; Exact layout of sewer diversion to be agreed prior to full detailing
Isle of Man Water Authority
Conditional No Objectionrequest that a condition of planning be that the applicant must contact the Authority
Conditions requested: Condition that applicant must contact Authority to ensure water supply connection or amendment under Water Supply Byelaws
Manx National Heritage
No Commentworthy of consideration as Protected Buildings on account of their architectural and historic interest; there may be merit in considering their value as a group of adjoining structures
Conditions requested: Resolve Protected Building status before final decision; If no protection, consider retaining façade and developing to suitable scale and mass behind
Architectural Liaison Officer (Constable Mike Radcliffe)
Conditional No Objectionstrongly recommend that consideration be given to securing the basement car parking level
Conditions requested: Secure basement car parking level to prevent unauthorised access
The original planning application PA08/933 for erection of a five-storey office block and associated car parking was granted permission by the Planning Authority. The Borough of Douglas appealed, arguing the proposal was over-intensive, out of keeping with the Georgian-style terrace, and harmful to the adjacent registered building at No 24 Finch Road and views from Christian Road. The applicant and Planning Authority defended the modern design as marking the end of the Georgian row, respecting the setting of No 24, and consistent with nearby approved developments. The inspector found the proposal acceptable in scale to surrounding offices, enhancing the individuality of the registered building, and not harmful to amenity, recommending dismissal. The Minister concurred and dismissed the appeal on 3rd March 2009.
Precedent Value
This appeal confirms that modern high-rise offices can be permitted adjacent to registered historic buildings if they respect scale through stepping, enhance historic individuality, and align with approved local precedents. Future applicants should coordinate designs across sites and prioritise policy-driven character analysis over subjective visual impact claims.
Inspector: David Ward
