17 October 2011 · Planning Committee
Bridge Works, South Quay, Douglas, Isle Of Man, IM1 5aj
The proposal seeks approval in principle to demolish low-grade vacant commercial buildings (previously tyre/exhaust workshops) on a linear site between Castletown Road and the River Douglas, near Douglas town centre, and replace them with a new office building (Class 4 use).
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The site is zoned light industrial in the Douglas Local Plan but the officer found office redevelopment acceptable in principle due to its proximity to Douglas town centre, vacancy of existing low-gra…
General Policy 2
Requires development to respect scale/character, amenity, highways, flood risk. Officer assessed principle acceptable despite partial non-conformity (land use/highways deferred); detailed compliance at reserved matters.
Business Policy 7
New offices should be in town/village centres or zoned land, exceptionally business parks or historic buildings. Site not zoned for offices (light industrial) and not centre but exceptionally approved due to central location near town, vacancy, regeneration need, prior residential AIP.
Business Policy 8
New offices to respect scale/character of nearby buildings and meet parking standards. No scale details yet; parking to be assessed at reserved matters per Appendix 7 standards.
Transport Policy 1
Locate development near public transport. Site in central Douglas near routes/services; supports reduced car use.
Transport Policy 4
Highways safe for generated traffic. Highways confirmed visibility/traffic acceptable.
Transport Policy 7
Parking per standards. Deferred to reserved matters with Green Travel Plan.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Reserved matters application time limit
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Development commencement time limit
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Site definition
This approval relates to the application site as defined by the red line on drawing no.APL/110 and APL/111 date stamped 13th April 2011. No consent is granted for the siting of the new office building or for any engineering works shown on these particular drawings.
Use restriction
The building shall only be used as offices (Class 4, Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005).
Required submissions with reserved matters
The plans and particulars submitted in accordance with condition 2 above shall include: A Green Travel Plan for the development; A Flood Risk Assessment; A Design Statement; A method statement to prevent any run-off and sedimentation from entering the River Douglas.
no objection to the application
visibility acceptable; traffic impact acceptable; condition for legal agreement on visibility splay over wall (applicant agrees)
do not object to in principle application; updated FRA required at detailed stage considering wall removal; no basement parking; parking levels to be checked
standard comments; contact for services and safety
DOI Highways Division has conditional no objection to the office building proposal citing acceptable visibility splays with a condition for legal agreement on wall maintenance; Water Authority and DEFA Fisheries raise flood risk and watercourse protection concerns requiring furth…
Key concern: development within 8m of watercourse violating Environment Policy 7d
Department of Infrastructure Highways Division
Conditional No ObjectionThis visibility is acceptable; however it should be noted that the visibility to the west is provided over land not within the applicant's control (a wall). A condition should be included to have the applicant enter into a legal agreement with the land owner to maintain the visibility splay.; The traffic impact detailed in the planning statement is acceptable.
Conditions requested: applicant to enter into a legal agreement with the land owner to maintain the visibility splay
Isle of Man Water and Sewerage Authority
Conditional No ObjectionThe WSA do not object to the in principle planning application however any detailed application will required an updated flood risk assessment; WSA would object to any basement parking
Conditions requested: updated flood risk assessment considering the impact of removal of the wall on the river side; level of the proposed parking will have to be checked against the revised FRA at detailed stage; All levels have to be to Douglas 02
DEFA Fisheries
ObjectionAny proposed development must be a minimum distance of 8 metres from the watercourse; Measures must be in place during any construction works to safeguard the nearby watercourse from any run-off and sedimentation
Conditions requested: complete the attached questionnaire; full method statement is forwarded to Fisheries for comment and review well in advance of commencing on site; minimum distance of 8 metres from the watercourse
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals
Manx Electricity Authority
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
