17 July 2018 · Planning Committee (Presenting Officer: Mr Chris Balmer)
Warehouse And Store, Falcon Cliff Terrace Lane, Douglas, Isle Of Man, IM2 4ax
The site is a brownfield area currently occupied by a derelict warehouse and lock-up garages within a predominantly residential area surrounded by terraced and semi-detached homes. The proposal involves removing these buildings and erecting a horseshoe-shaped two-storey block of seven apartments (45-67 sqm each) with d…
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The officer concluded the proposal complies with the Isle of Man Strategic Plan as the site is zoned 'Predominantly Residential Use' under the Douglas Local Plan, making residential development accept…
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, and utilising infrastructure. Officer noted brownfield warehouse redevelopment with parking, landscaping, patios meets this, improving over prior industrial use.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to towns/villages. Site in Douglas residential area complies; no countryside issues.
General Policy 2
Permits zoned development respecting siting/scale/design/amenities/highways/landscaping without adverse impacts. Officer tested against all criteria (a-n): zoning ok, design/scale fits varied streetscene, no amenity harms via distances/screening, parking/highways conditioned, trees protected; tipped balance via site visits/sections showing compliance.
Housing Policy 6
Residential zoning requires area plan brief or good design. No brief, but design innovative with patios/solar panels complies.
Environment Policy 42
New development to reflect local character, no inappropriate backland or green space loss. Not backland; replaces poor buildings in mixed area, landscaping enhances.
Transport Policy 4
Highways to accommodate development traffic safely. Conditioned parking/turning/footway improvements; shortfall accepted vs prior use.
Transport Policy 7
Parking per standards (14 spaces required); 9 provided but reduction justified by location/bus/proposed use, prior approval precedent.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Bicycle and motorcycle parking
The development shall not be occupied or operated until the bicycle store and/or motorcycling parking bays have been provided in accordance with the approved plans. The bicycle store and/or motorcycling parking bays shall be retained at all times thereafter.
Bin stores
The development shall not be occupied or operated until details of the bins stores have been submitted to and approved by the Department and the approved bin stores have been provided in accordance with the approved details. The bin stores shall be retained at all times thereafter.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of a unit, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of a unit hereby permitted.
Allocated parking spaces
One parking space shall be allocated to each apartment and retained to that apartment thereafter.
Highway improvements to Falcon Cliff Terrace Lane
Prior to the commencement of any works a full detailed scale plan should be submitted to and approved by the Department which details how the area of Falcon Cliff Terrace Lane which fronts parking spaces of the apartment building is to be improved including; pedestrian access along Falcon Cliff Terrace Lane to the site - the provision of continuous footway to the site and to provide a pedestrian access from Falcon Cliff Terrace Lane to the site. This approved plan and scheme is required to be implemented prior to the occupation of the apartments.
North western boundary fence and landscaping
The development shall not be occupied or operated until the fence line and landscaping along the north western boundary of the site as shown on drawing P2001 and P004 REV A have been provided in accordance with the approved plans and shall be retained at all times thereafter.
Arboricultural method statement
No site clearance, preparatory work or development shall take place until an arboricultural method statement, including a schedule of site supervision and monitoring, is prepared in accordance with the recommendations of British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction -Recommendations) and agreed in writing by the Department. All existing trees shall be retained, unless shown on the approved drawings as being removed. The development must be carried out in accordance with the approved details unless otherwise requested by a condition. In the event that trees become damaged or otherwise defective due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department.
Arboricultural supervision compliance
The completed schedule of site supervision and monitoring of the arboricultural protection measures, as approved in condition (9), shall be submitted for approval in writing by the Department within 28 days from completion of the development hereby permitted. This condition may only be fully discharged on completion of the development, subject to satisfactory written evidence of compliance through contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.
no objection
Initially requested deferral for more parking/conditions; later content with parking level due to location, accepted Condition 8 for visibility, no objection to proposal
DEFA Arboricultural Officer raised concerns about tree protection and recommended specific conditions; Highways initially requested deferral due to parking and pedestrian access issues but later accepted the proposal; Douglas Borough Council had no objection.
Key concern: Insufficient parking provision (1.3 spaces per apartment vs required 1.5)
DEFA Arboricultural Officer
Conditional No ObjectionThese concerns could be addressed by the submission of an arboricultural method statement (AMS) prior to the commencement of works.; Wherever trees on or adjacent to a site have been identified within the tree protection plan for protective measures, there should be an auditable system of arboricultural site monitoring.
Conditions requested: No site clearance, preparatory work or development shall take place until an arboricultural method statement, including a schedule of site supervision and monitoring, is prepared in accordance with BS5837:2012 and agreed in writing by the Department. All existing trees shall be retained unless shown on approved drawings as removed. Development to be carried out in accordance with approved details; notify Department if trees damaged and no alterations without consent.; Completed schedule of site supervision and monitoring to be submitted within 28 days from completion of development for approval; discharged only on satisfactory evidence of compliance by qualified tree specialist.
Highway Services Division
ObjectionHighway Services request that this application is deferred to allow the applicant to consider the above.; Recommendation: DEFER
Conditions requested: Continuous footway along Falcon Cliff Terrace Lane to site from Falcon Cliff Terrace; No planting or boundary treatment above 1.05m within 2m of edge of Falcon Cliff Terrace Lane adjacent to parking area; Cycle parking: one secure, covered, lit space per apartment
Highway Services Division
Conditional No ObjectionThis condition is acceptable to highways. We have no plans that I am aware of to carry out any remedial work on the lane. Regarding the car parking I am content with the proposal due to its location.
Conditions requested: Prior to commencement, detailed scale plan for improving Falcon Cliff Terrace Lane fronting parking spaces, including pedestrian access, continuous footway to site, and pedestrian access from lane to site; implement prior to occupation.
Douglas Borough Council
No Objectionthe Committee agreed that as the application appears to comply with the relevant policies of the Isle of Man Strategic Plan the Council has no objection to the proposals.
