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16/00835/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00835/B Applicant : Thyme Ltd Proposal : Erection of a multi storey car park Site Address : 19 - 20 St Georges Street Douglas Isle Of Man
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTE DUE TO THE HISTORY OF THE SITE
THE SITE 1.1 The site is a parcel of land which is situated on the corner of Hope Street and St. George's Street and is currently used as a surface level car park. Planning approval was granted for this recently (PA 15/00232/B) in association with an earlier approval for a new office building on Circular Road (PA 14/01131/B) which provided some on-site parking but subject to a condition that, prior to the occupation of the building a plan showing how the car parking serving the development is to be provided. The applicant's intention at that time was to utilise this site to provide the deficit not being provided on site. In addition to on and off-site parking, the development also included facilities to enable convenient travel to work by bicycle and foot (ie showers, storage etc).
1.2 The site backs onto the curtilage of St. George's Church with a number of mature trees on the rear boundary but within the church site, some of the branches overhanging the application site. St. George's Church lies within the Athol Street/Victoria Street Conservation Area but the application site is excluded from this. To the south of the site is 18, St. George's Street, a three storey office building with accommodation in a large dormer above. The building opposite the site on St. George's Street is also three storey with accommodation in the roofspace and to the north, on Hope Street, the buildings are two storey with the much higher Bank of Scotland building towering above, to the north.
1.3 The site slopes downward from north to south with the current car parking arranged on two levels with an internal ramp.
1.4 The buildings in the vicinity are mostly quite old with some new, larger and more striking modern buildings and some, a mixture of old with modern additions, often dormers, like those directly alongside and opposite.
THE PROPOSAL 2.1 Proposed is the development of the site to provide a three level car park. This is associated with the office development on Circular Road approved under 14/01131/B. There would be a total of 99 spaces to be provided on site and 36 bicycle spaces which complement the 43 spaces provided on the office site and reflecting an overall requirement for 85 spaces on the basis of 1 space per 50 sq m of floor space nett.
2.2 The proposal involves two vehicular accesses into the site at lower ground level from St. George's Street and one off Hope Street at ground level. The upper level is accessed from one of the accesses from Hope Street. The rear wall which abuts the church will be rebuilt at a higher level,
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adding up to 2.7m in height, and finished in stone and at the lower end with a 1.1 - 1.5m high steel balustrade on top of the wall. An existing window in the gable of 18, St. George's Street is to be fitted with safety glass and fitted with vertical burglar-proof bars.
2.3 On the Hope Street elevation the external finish will be a very small section of rendered walling at the St. George's Street end, taking account of the slight fall in ground slope, and above and for the majority will be TRESPA - a timber effect vertical walling system which looks like timber fencing although the manufacturer makes a range of products which can replicate a range of finish types, not just timber effect which is proposed here. The profile of the walling is angled from higher levels at the outer sides to a low point offset to one side.
2.4 The St. George's Street elevation is a storey higher, due to natural ground levels and also slopes, with a section of stone wall plinth and two sections of rendered plinth. Above this is the same TRESPA external finish with three distinct levels of finish. Again there is an angled profile and a roller shutter door offset to the lower side of the elevation.
2.5 The applicant has provided information about the existing trees and their protection during the works. The tree report describes the existing trees as mature and early mature broadleaf trees - three elm and seven sycamore. The report confirms that none of the trees will be removed to facilitate the development although minor pruning works will be required to provide clearance for construction works and one tree, an elm, is recommended for removal due to its condition and another elm recommended for removal due to its proximity to a Category A tree. The demolition and rebuilding of the existing wall will be undertaken with protective boxing around the steams with a pre-determined monitoring programme required to oversee the works which may potentially have an adverse impact on the trees. They recommend that due to the difference in level between the two sites, there will be no damage to the roots of the trees during works and any pruning works are likely to be minimal and they also note that the applicant has a legal right to prune the trees anyway over their legal boundary. Temporary protective fencing will be installed to exclude construction activity and will remain until works are complete.
PLANNING POLICY 3.1 The site lies within an area designated on the Douglas Local Plan as Predominantly Offices. The proposal does not accord specifically with this, but is a complimentary use and it is considered that the general standards of development set out in General Policy 2 as follows:
"Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan and m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
3.2 As the site borders a Conservation Area, Environment Policy 36 is applicable too:
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"Where development is proposed outside of, but close to the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."
3.3 It is relevant that the Conservation Area appraisal recommends the extension of the Area to include the terraces of Hope Street "which frame the north side of St. George's Churchyard" (page 16) and reference is also made to the trees - "the perimeter is marked by mature sycamores and elms flanking Hope Street and Upper Church Street" (page 16) as well as a reference to the churchyard as a welcome break within the town (paragraph 4.4). St. George's Church is a proposed Registered Building. The appraisal remarks on the loss of character at ground floor level within the Area.
PLANNING HISTORY 4.1 The most recent temporary car park was approved under PA 15/00232/B with a range of developments having been approved prior to that, including offices, apartments and commercial use. The temporary car park was approved for a period of two years.
REPRESENTATIONS 5.1 The Forestry Officer has discussed the proposal with the applicant's Arboricultural adviser and considers that if the protective measures prescribed by the adviser are undertaken then there will be no detrimental impact on the existing trees from the proposed works (30.08.16).
5.2 Douglas Borough Council does not oppose the application (31.08.16).
ASSESSMENT 6.1 The issues in this case are whether the proposal would have an acceptable visual impact on the appearance and character of the area, whether the proposal provides adequate safety for users of the adjacent highways, including footways as well as those using the car park and whether the proposal has any unacceptable impact on the trees adjacent to the site. The proposal will provide car parking for users of nearby land in accordance with its land use designation so there is considered to be no issue with the impact of the development on adjacent land users.
6.2 The structure is striking in the use of its materials but nonetheless attractive and considered appropriate for its context. Car parks can often appear functional and dull in a streetscene but this has been designed to make a visual contribution as well as providing much needed car parking for the area. The treatment of the building at pedestrian level is important, given the comments in the Conservation Area appraisal and such care needs to be taken here, particularly with the vehicular openings. In this respect, a condition is recommended to seek further details, including materials and colour, of the door treatment on the openings not only to ensure that these are appropriate when installed but also retained as such.
6.3 There have been no views submitted from the highway authority on the safety of the development either in terms of those using it and those passing by on foot or in a vehicle but it is considered that the openings are clearly visible alongside the footway and those approaching on the footway will be aware of the possibility of vehicles emerging from a building which is clearly a car park. Due to the shape of the site there is limited opportunity for setting the building back further.
6.4 The applicant has employed the services of a professional arborist who advises that the works can be carried out without detriment to the trees and this is accepted by the Forestry Division.
6.5 The scheme is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent;
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(b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material and (e) The local authority in whose district the land the subject of the application is situated.
7.2 The Forestry Officer is part of the same Department as is the planning authority and as such should not be afforded interested person status in this case.
7.3 With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.09.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. Prior to the commencement of any excavation or building work, the trees shown in the Tree Survey and Report drawings to be retained must be protected as shown in the Tree Protection Plan drawing and such protected retained during the construction works and the Tree Protection Record of Completion completed and be available for inspection during the construction period.
Reason: To provide protection for existing trees which contribute positively to the amenities of the area.
C 3. Prior to the installation of any doors on the vehicular openings, details of the doors - their material, opening mechanism and colour - must be approved by the Department and the doors shall be installed and retained in accordance with these details thereafter unless otherwise approved by the Department.
Reason: In the interests of the historical and visual amenities of the area and the adjacent Conservation Area.
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This approval relates to drawings 001D2 and the plans, elevations and sections all prepared by Savage and Chadwick and received on 19th July, 2016 together with the drawings within the Tree Survey and Report dated 4th July, 2016
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 19.09.2016
Signed : C BALMER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO
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