1 January 1990 · Applicant (withdrawn as requested)
Isle Of Man Government, Manx Industrial Relations Service, Imperial Buildings, Bath Place, Douglas, Isle Of Man, IM1 2by
The proposal involved the demolition of existing buildings and erection of new office accommodation with associated car parking on a prominent corner site owned by the Isle of Man Steam Packet Company, following an earlier approval in principle (95/0839).
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The application was treated as an amendment to the recently refused scheme 97/0070, which shared the same site and proposal type, with 'those elements previously judged unsuccessful remain[ing] either…
no objections
does not wish to raise an objection but comments that external appearance could benefit from more sympathetic approach
Mixed responses to planning application 97/0606 including objections from public bodies on design quality, no objections from highways, comments from utilities, fire, and local authority on external appearance and technical requirements.
Key concern: unworthy of this very important site in Douglas
R Brown
ObjectionI think this application should be Refused on the grounds that it is unworthy of this very important site in Douglas.; As one of the first sights seen when arriving on The Island off the ferry it really will not do.
Society for the Preservation of the Manx Countryside and Environment
ObjectionWe have to continue to STRONGLY OBJECT.; surely this vital site deserves something better than 97/0070 or 97/0606?
Manx Electricity Authority
No CommentThe applicant is advised to consult with M.E.A. to determine the clearance required from the overhead line which crosses the site.; The applicant is required to consult the M.E.A. with regard to the siting of an electricity substation to cater for the proposed load.
Conditions requested: PRIOR to the (commencement of any works) or (submission of detailed plans) the applicant is advised to consult the M.E.A. to ensure that an adequate supply of electricity can be made available; PRIOR to the commencement of any works the applicant is advised to consult the M.E.A. with regard to the siting of service meter positions
Department of Transport, Highways & Traffic Division
No ObjectionNO OBJECTIONS
Douglas Borough Technical Services
No Objectionthis authority does not wish to raise an objection to these proposals but would comment on the external appearance
Fire Prevention Officer
Conditional No ObjectionIf approved architect/developer should be advised to consult with Fire Prevention Officer
Conditions requested: architect/developer should be advised to consult with Fire Prevention Officer to agree all aspects of fire resisting doors to the internal layout, fire alarm, emergency lighting systems and fire fighting equipment, all to the Satisfacting the CFO
The original detailed application (PA 97/0070) followed an in-principle approval (PA 95/0839) but was refused by the Planning Committee due to design and height concerns. The appellant argued the modern 5-storey design suited the prominent 'gateway' site, reflected maritime themes, matched surrounding heights, and was supported by the Director of Planning. The Council defended the refusal citing variance from the in-principle permission, poor aesthetics including excessive height (26m), blank walls, and unsympathetic design per Development Plan Order 1982. The inspector agreed the site was important but found the height oppressive in the street scene, blank rear elevation prominent to harbour visitors, and roof design dominant rather than thematic. The appeal was dismissed, endorsing the Committee's decision.
Precedent Value
Even with officer support and prominent gateway location, committees can refuse on aesthetics if reasons are planning-justified; detailed schemes must closely align with in-principle approvals, especially height; standalone buildings in sensitive spots need conservative scaling to avoid oppression.
Inspector: C A Jenkins
