9 August 2016 · Planning Committee
No. 5, Victoria Street, Douglas, Isle Of Man, IM1 2lr
The proposal involves refurbishing the existing five-storey office building at Celtic House, Victoria Street, Douglas (plus basement), originally approved in 1984 replacing the Regal Cinema, by adding a sixth floor (set back on the front elevation), increasing gross floor area from 1,854 sqm to 2,078 sqm and height to …
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The officer assessed the proposal against Environment Policy 35 requiring development in Conservation Areas to preserve or enhance character, finding the existing building detrimental to the street sc…
Strategic Policy 4
Requires protection/enhancement of Conservation Areas and no unacceptable environmental impacts. Officer found proposal enhances Conservation Area character over existing detrimental building.
General Policy 2
Permits zoned development respecting site/surroundings in scale/design, amenity, highways, parking. Assessed compliant due to appropriate design, no adverse impacts, sufficient parking in context.
Environment Policy 35
Permits Conservation Area development preserving/enhancing character. Existing building harmful; proposal's high-quality design/finishes enhance area, supported by Conservation Officer.
Business Policy 7
New office space in zoned town centre land. Site in 'Predominately Office Use' zoning per Douglas Local Plan.
Business Policy 8
New offices respect height/mass of nearby buildings and meet parking standards. Height fits neighbours; parking relaxed appropriately.
Transport Policy 4
Highways must accommodate development safely. Highway Services no objection after parking assessment.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on Conservation Area character material; proposal improves on existing, respects context.
Time limit
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.
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. Reason: In the interests of the character and appearance of the site and surrounding area.
No objection subject to Travel Plan commitment for parking shortfall, welcoming cycle parking and shower enhancements.
Supports application; internal works modernise dated building, massing/scale acceptable for street scene, rear elevation improved with Corten Steel interest, front glazing vertical emphasis an improvement though ground floor bland; parking shortfall offset by reception conversion.
Douglas Borough Council Environmental Services Committee supports the application for refurbishment and extension of the office at Celtic House, Victoria Street, Douglas, but prefers a more active, animated façade at ground floor level.
Key concern: front elevation rather bland at ground floor level and will do little to animate the street scene
Douglas Borough Council Environmental Services Committee
Supportthe Council should support the application but it would prefer to see a more active, animated façade at ground floor level; the front elevation is considered rather bland at ground floor level and will do little to animate the street scene
