24 October 2013 · Council of Ministers (accepted recommendation of Independent Inspector Ruth MacKenzie BA(Hons) MRTPI)
Car Park Adjacent Muckles Gate, Lord Street, Douglas, Isle Of Man, IM1 2bd
The proposal comprises a distinctive double-height curved glazed library frontage on Fort Street/Lord Street junction with mezzanine offices above, a 7-storey multi-storey car park (445 spaces including 22 for mobility impaired) behind and above the library with vehicular access from Lord Street and pedestrian accesses…
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The principle of the mixed-use development (library, offices, car park, toilets) was already approved via prior Approval in Principle (12/00831/B), so assessment limited to reserved matters of design/…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping and not adversely affect character of townscape; also no unacceptable effect on road safety/traffic flows (GP2(i)/(k)), prejudice to adjoining land (GP2(k)), and design to account for community/personal safety/security (GP2(m)). Inspector assessed proposal compliant: design respects surroundings (GP2(b)) with materials control; access changes meet GP2(i)/(k); internal layout meets GP2(m).
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of a development comprising a new town centre library, offices, multi-storey car park and public toilets with associated works on a site bounded by Lord Street, Fort Street, Cambrian Place and Muckles Gate, Douglas, as shown on Drwg Nos 12001 P200, 12001 P201, 12001 P202D, 12001 P203C, 12001 P204C, 12001 P205A, 12001 P206A, 12001 P207, 12001 P208, 12001 P209, 12001 P210, 12001 P211, 12001 P212, NW/TT/IOM.1/06A, NW/TT/IOM/07, NW/TT/IOM.1/08, NW/TT/IOM.1/09, NW/TT/IOM.1/10, NW/TT/IOM.1/11 and NW/TT/IOM.1/12 all date-stamped 16 July 2013; together with information contained within Transport Assessment and Appendices (May 2012), Design and Access Statement (9 July 2013), Flood risk Assessment (25 April 2012), Walkover Survey and Desk Study (May 2012), Technical Note 1: Additional Information (August 2012), Technical Note 2: S-Paramics Modelling (August 2012) and Technical Note 3: Reserved Matters Application (July 2013) all date-stamped 16 July 2013.
Materials approval
Before development starts, samples of the external materials to be used on the buildings hereby approved shall be submitted to and approved in writing by the Planning Authority. The exterior of the buildings shall be finished using only the approved materials.
Hard surfacing
Before development starts, details of hard surfacing, including the locations of tactile paving, shall be submitted to and approved in writing by the Planning Authority. The hard surfacing shall be provided in accordance with the approved details prior to the library, car park and public toilets becoming operational.
Soft landscaping
Before development starts, details of soft landscaping shall be submitted to and approved in writing by the Planning Authority. Details shall include the species, size and planting method for the trees shown on Drwg No 12001 P202 Rev D. The approved soft landscaping shall be implemented in the first planting season following the completion of development, or the first use of the development, whichever is the sooner. If within 5 years of being planted any tree dies, becomes diseased or is removed, it shall be replaced in the next available planting season with another of the same species and size.
Refuse store
Before the library, car park and public toilets become operational, the refuse store shown on Drwg No 12001 P202 Rev D shall be constructed and made available, and shall thereafter remain as a refuse store to serve the development.
Sewerage connection
Before the library, car park and public toilets become operational, the development shall be connected to the public sewerage system in a manner that conforms to the requirements of "Manx Sewers for Adoption". Any necessary CCTV surveys shall be carried out at the developer's expense.
Surface water disposal
Before development starts, a scheme for the disposal of surface water shall be submitted to and approved in writing by the Planning Authority. The scheme shall incorporate surface water attenuation prior to any discharge into the existing public system. The disposal of surface water shall be in accordance with the approved scheme.
Highway works
All highway works, including the loading bay on Fort Street, shall be completed before the car park, library and public toilets become operational.
no objection
no objection subject to conditions on surface water attenuation and public sewerage connection
standard requirement to contact before works (underground cables/overhead lines nearby)
key development site; redesign addresses prior Inspector issues while retaining massing/design/location/mix of uses; acceptable
no objection subject to conditions on highway works completion before operation; notes loading bay outside red line requires legal agreement
The original Approval in Principle (12/00831/B) was granted in February 2013 for the mixed-use development on a key regeneration site in Lower Douglas. The reserved matters application addressed previous concerns by reducing car park height, relocating stair tower, and clearing Muckles Gate for deliveries. The inspector assessed design/external appearance, internal layout, and access, finding improvements resolved prior issues and complied with policies. No objections were received from consultees. The inspector recommended approval subject to conditions controlling materials, landscaping, drainage, refuse storage, and off-site highway works including a Fort Street loading bay.
Precedent Value
Demonstrates that reserved matters can succeed by precisely resolving prior AiP concerns; off-site highway works can be controlled by conditions/legal agreements even outside red line; high-quality town centre gateway designs require material/landscaping conditions.
Inspector: Ruth MacKenzie BA(Hons) MRTPI
