22 January 2020 · Planning Committee
Douglas Bay Yacht Club, Trafalgar House, South Quay, Douglas, Isle Of Man, IM1 5ax
The proposal involves demolishing eight single-storey industrial buildings (used as garages, workshops etc.) on a prominent quayside site and replacing them with a stepped building of 4-7 storeys (including basement car park) containing 38 flats (9 x 1-bed, 27 x 2-bed, 2 x 3-bed), finished mainly in brickwork with glaz…
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The officer assessed the proposal against IOM Strategic Plan policies, finding it compliant with land use zoning (predominantly residential under Douglas Local Plan, mixed-use under Draft Area Plan Ea…
Strategic Policy 1
Designates Douglas as main employment/services centre; proposal in sustainable urban location complies.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises development in existing towns/villages; site in Douglas town centre.
Strategic Policy 3 - To respect the character of our towns and villages
Protect/enhance town character via local materials/design; stepped brick building with vertical proportions fits varied quayside.
Strategic Policy 10
Integrated transport minimising car trips; town centre site supports public transport/active travel.
General Policy 2
Core development policy; tested on design/amenity/highways/flooding/neighbours - all passed with mitigations/relaxations justified.
General Policy 4
Enables S13 agreements; used for affordable housing/open space commuted sums.
Environment Policy 10 - Development and flood risk
Requires FRA/mitigation in flood risk areas; Stage 1 FRA and details provided/accepted.
Environment Policy 13 - Development and flood risk
No unacceptable flood risk; residual risk acceptable post-mitigation.
Environment Policy 36
No detrimental effect on CA views; improves current industrial views out of North Quay CA.
Environment Policy 42 - character and need to adhere to local distinctiveness
Design reflects locality character; brick/vertical elements continue quayside features.
Support regeneration of run-down areas
Supports regeneration of run-down urban areas; replaces detracting industrial units.
Housing Policy 1
Contributes to 5100 dwellings target via urban site.
Housing Policy 4
Housing in existing towns; Douglas qualifies.
Housing Policy 5
25% affordable for 8+ units; S13 sum in lieu due to leasehold.
Recreation Policy 3
Open space for 10+ dwellings; S13 sum in lieu, plus private rear garden.
Transport Policy 1
Close to public transport; promotes walking/cycling.
Transport Policy 7
Parking standards relaxed due to sustainable location/public PT/nearby car parks.
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.
Allocated parking per apartment
No apartment shall be occupied at any time unless it has been allocated at least one of the parking spaces within the lower ground floor car park as shown on drawing 18.0160.05B and the relevant parking space (or spaces) is available for the parking of private motor vehicles(s).
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 (including tree 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 the apartments, 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, railing and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Cycle parking
Prior to the commencement of the development a detailed plan showing the position and design of 38 Cycle Parking Spaces within the site is required to be submitted to and approved by the Department, and this approved scheme is required to be provided in accordance with the approved plans prior to the occupation of any unit and retained thereafter.
Bin stores
Prior to the occupation of the development hereby approved, the bin stores shall each be completed as shown on plan 18.160.05B and shall be permanently retained thereafter and solely for the purpose of refuse storage.
Flood defences
No development shall commence on site until detailing of demountable flood defences or similar have been submitted to, and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Finished floor levels
The ground floor finished floor levels of each apartment shall be 6.27 AD02 and shall not result in the raising of the ground floor finished floor levels greater than as shown on the submitted plan 18.160.10B.
DNOC after amendments (visibility, parking layout, swept paths acceptable; condition for cycle parking)
No objection subject to Section 13 commuted sum for 25% affordable housing
Supports subject to conditions on refuse, flood analysis, highways, cliff stability
Isle of Man Natural History and Antiquarian Society objects to the demolition of Trafalgar House due to its historical significance; Highways initially objected but later issued conditional no objection after amendments; Manx Utilities requests flood risk assessment and condition…
Key concern: demolition of historic Trafalgar House
Isle of Man Natural History and Antiquarian Society
ObjectionThe demolition of Trafalgar House... would be totally out of place in this key locality.; It is an anchor building at this junction and should not be unnecessarily demolished.; The Society considers this proposal is contrary to Isle of Man Strategic Plan 2016 General Policy 2(b), Environment Policy 36, para 7.34.1, and Environment Policy 42 in particular.
Conditions requested: if approved, full historic-building survey and architecture survey i.e. whole room/roof structure photographs not just selected details; if approved, proper archaeological monitoring when warehouses area cleared/developed and anything revealed appropriately investigated
Department of Infrastructure Highways
Conditional No ObjectionRecommendation: DNOC; The cycle parking as proposed is not acceptable and needs to be reconsidered.; The applicant would need to enter into a Section 109A Highway Agreement in relation to access onto the highway
Conditions requested: Prior to the development commencing details of cycle storage facilities shall be submitted and approved in writing. The cycle storage facilities shall be constructed prior to the development becoming occupied.
Manx Utilities
Conditional No Objectioncompletion of the FRA does not guarantee approval; residential elements constitute 'More Vulnerable' uses
Conditions requested: Flood Risk Assessment (FRA) carried out in support of application; only 'Less Vulnerable' uses on ground floor and remain so throughout lifetime; for residential additional freeboard of 600mm or no sleeping accommodation on bottom floor; finished floor levels 5.77mAD02 (5.46mAD02 +300mm freeboard for commercial)
Manx Utilities
Conditional No ObjectionThis changes the use to ‘More Vulnerable’ from a flood risk perspective.
Conditions requested: additional freeboard of 600mm for residential; or planning condition only 'Less Vulnerable' uses on ground floor no sleeping accommodation on bottom floor
Department of Infrastructure Estates
No Commenttotal Commuted Sum of £402,725
Conditions requested: commuted sum payment instalments: £120,000 at sale of 13th apartment, £150,000 at 26th, balance £132,725 at 34th
