19 October 2015 · Planning Committee
Bridge Works, South Quay, Douglas, Isle Of Man, IM1 5aj
The proposal seeks approval of reserved matters following an approval in principle (PA 11/00527/A) for redeveloping the site with offices, providing 2,200 sqm of net office floorspace in a building stepping from 2 to 5 storeys (up to 17m high), with 13 car spaces (1 disabled), cycle parking, and access from Castletown …
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The principle of office redevelopment was established by valid approval in principle PA 11/00527/A, so assessment focused on reserved matters against Strategic Plan policies.
Strategic Policy 1
Requires optimising previously developed land and efficient site use. Officer noted redevelopment of underused brownfield garage site for offices utilises existing infrastructure and regenerates run-down area.
Strategic Policy 3 - To respect the character of our towns and villages
Protects town character using local materials. Proposal's stepped form and materials palette (referencing Manx stone, render) respect mixed Douglas quayside architecture.
Spatial Policy 5
Requires positive environmental contribution via Design Statement. Assessed as making positive contribution through feature corner, pitched roofs breaking mass, and identifiable entrances.
Environment Policy 42
Design must reflect local character, no inappropriate backland or loss of green space. Building integrates with varied streetscene; no green space loss on developed site.
Environment Policy 43
Supports regeneration of run-down areas and re-use over demolition. Proposal redevelops derelict garage buildings, improving gateway to Douglas.
Environment Policy 7
Protects watercourses with risk assessment, pollution measures, phased works >8m distance. Flood Risk Assessment and method statement ensure no harm to River Douglas; piles adjacent but with DEFA-agreed safeguards.
General Policy 2
Requires development to respect site/surroundings in scale, design, amenity, highways, flood risk. All tests passed: compatible scale, safe access, flood mitigation, no undue amenity harm.
Time limit
The development hereby approved must be commenced within two years of the date of this notice as it becomes final.
Flood mitigation measures
The development as constructed must include the following provisions to mitigate the impact of any flooding situation: the entrance ramp or barrier to the vehicular access should be set above the predicted flood level of 5.6m AD and include an additional 300mm freeboard allowance giving protection to a level of 5.9m AD; the car park should incorporate waterproof construction with non-return valves fitted to drains; a system be established for preventing cars from accessing the site during a foreseeable extreme tidal flood event; a flood plan should be provided advising the users of the site of the potential flood risk to the car park and the safe access and egress route to be used during a flood event.
Cycle facilities approval
The development must make provision for changing facilities, staff lockers and shower facilities to be provided within easy access of the cycle parking in the car park: no development may commence until such times as this has been approved by the Department by way of a floor plan or plans demonstrating how this provision will be made and the development must be undertaken in accordance with this plan or plans.
Travel Plan approval
Prior to the occupation of the building, there must be a Travel Plan approved by the Department and which provides sufficient information and provision for the users of the building to be able to access the building conveniently other than by private motor car. This travel plan must be made readily available to all users of the building.
Do not oppose; improvement on existing appearance; recommend conditions for flood measures, cycle facilities, and public travel plan
