6 November 2008 · Planning Committee
20, St Georges Street, Douglas, Isle Of Man, IM1 1ah
The proposal involves constructing a modern five-storey office building (including semi-basement) providing 1670 square metres of net office floor space and 20 basement parking spaces on a cleared site at the corner of Hope Street and St Georges Street, backing onto St George's churchyard.
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The site is zoned for office use in the Douglas Local Plan, so the principle of office development complied with land use zoning.
Strategic Policy 1
Relevant under Isle of Man Strategic Plan 2007. Officer assessed overall strategic fit including land use and development in zoned areas.
Strategic Policy 2 - Priority for new development to identified towns and villages
Relevant under Isle of Man Strategic Plan 2007. Officer considered in context of sustainable development.
Strategic Policy 3 - To respect the character of our towns and villages
Relevant under Isle of Man Strategic Plan 2007.
Spatial Policy 5
Relevant under Isle of Man Strategic Plan 2007.
Strategic Policy 6 - Major employment-generating development
Relevant under Isle of Man Strategic Plan 2007.
Strategic Policy 7
Relevant under Isle of Man Strategic Plan 2007.
Strategic Policy 10
Relevant under Isle of Man Strategic Plan 2007.
General Policy 2
Relevant under Isle of Man Strategic Plan 2007. Officer applied to general development control.
Environment Policy 36
Requires no detrimental effect on views to/from Conservation Area. Assessed as compliant due to tree screening (in leaf) and design respecting boundary curvature, no harm to churchyard or area character.
Environment Policy 42
Relevant under Isle of Man Strategic Plan 2007.
Business Policy 7
Requires new office space in town centres on zoned land. Site complies as zoned for offices; no exceptional circumstances needed.
Business Policy 8
Requires height/mass respecting adjoining buildings and parking per standards. Design respected scale with setbacks; parking relaxed due to town centre.
Transport Policy 1
Relevant under Isle of Man Strategic Plan 2007.
Transport Policy 4
Relevant under Isle of Man Strategic Plan 2007.
Transport Policy 7
Requires parking per standards in Appendix 7. Provided 60.6% but relaxed for town centre near bus routes, with travel plan condition.
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 a five storey office block with basement parking as shown in drawing numbers SC1081/P/10-00, SC1081/P/01, SC1081/P/02, SC1081/P/03, SC1081/P/04, SC1081/P/05, SC1081/P/06, SC1081/P/07, SC1081/P/08, SC1081/P/3D-01, SC1081/P/3D-02, SC1081/P/3D-03 and 1055-01 date stamped 5th August 2008.
Travel Plan
Prior to first occupation of any part of the building hereby approved there shall be submitted to and approved in writing by the Planning Authority a Travel Plan that shall commit future occupiers of the building to a range of practical measures aimed at reducing reliance on the private car and finding alternative means for staff and visitors to the building to travel to and from it. Unless prior written authorisation for any variation has been obtained from the Planning Authority the building hereby permitted shall not be occupied except in accordance with the approved Travel Plan.
Tree protection method statement
Development shall not commence until a method statement for the protection of trees adjacent to the site has been submitted to and approved in writing by the Planning Authority. Unless prior written authorisation has been obtained from the Planning Authority for any variation development shall not proceed except in accordance with the approved method statement.
Churchyard wall protection method statement
Development shall not commence until a method statement for the protection of the churchyard wall adjacent to the site has been submitted to and approved in writing by the Planning Authority. Unless prior written authorisation has been obtained from the Planning Authority for any variation development shall not proceed except in accordance with the approved method statement.
External wall finishes samples
No development shall take place except in accordance with samples of finishes for the external walls which have been submitted to and approved in writing by the Planning Authority.
Plant room materials samples
No development shall take place except in accordance with samples of materials for the plant room which have been submitted to and approved in writing by the Planning Authority.
Revised car parking layout
No development shall take place except in accordance with a revised layout for the car parking and associated manoeuvring spaces, which shows at least twenty spaces, at least two of which shall be disabled parking spaces, that have been previously submitted to and approved in writing by the Planning Authority and thereafter those areas shall be kept marked out and available for that approved use at all times.
Cycle/motorcycle parking provision
The building hereby permitted shall not be used unless and until the cycle/motorcycle parking facilities shown on the approved plans have been provided. Thereafter those areas shall be kept marked out and available for the approved use at all times.
Basement car park security
No development shall take place except in accordance with details of the security shutter or gates for the basement car parking, including colour coating details that have previously been submitted to and approved in writing by the Planning Authority.
Do not oppose
No Objection in Principle, subject to conditions
Mixed responses for 08/01542/B including objection from Douglas Corporation on over-intensity and height, no objection from highways and drainage (with conditions), conditional no objection from utilities and police, and neutral comment from a member of public.
Key concern: proposed development would be over-intensive for the area and too high in relation to neighbouring properties
Andrew Jessopp
No CommentThe proposal is not to my personal liking in terms of design, as it is not exactly in sympathy with St George's Church or the 'older' terracing in the vicinity. However, given the number of large 'modern' replacement offices in the area it is, for all intents and purposes, in keeping with many of those - so it seems futile to object.
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Borough of Douglas Drainage
Conditional No ObjectionNo Objection in Principle subject to:-
Conditions requested: Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation; The surface and foul water drainage from the new development must be separated on site to the rear curtilage boundary and then combine into the existing lateral drainage connection as to comply with Department of Transport’s Drainage Division’s requirements. Details of the drainage layout must be provided to the Borough of Douglas Drainage Department for approval, prior to any work commencing on site.; 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 developer’s expense.
Constabulary Community Safety
Conditional No ObjectionI would therefore strongly recommend that consideration be given to securing the car parking level by the inclusion of gating at the entrance from St. George's Street to prevent unauthorised access and minimise the site's potential vulnerability.
Conditions requested: securing the car parking level by the inclusion of gating at the entrance from St. George's Street to prevent unauthorised access and minimise the site's potential vulnerability
Douglas Corporation
Objectionthe committee agreed to raise an objection on the grounds that the proposed development would be over-intensive for the area and too high in relation to neighbouring properties.
Department of Transport Highways
No ObjectionDo not oppose
