29 November 2017 · Planning Committee
No. 5, Victoria Street, Douglas, Isle Of Man, IM1 2lr
The proposal involves refurbishing the facades of the existing five-storey office building at Celtic House, adding a rear extension projecting 6.2m with a width of 22.7m and height of 17.5m (ground floor open for parking), and increasing the overall building height from 16.7m to 22.3m to create about 450sqm more office…
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The officer assessed the proposal against policies requiring preservation or enhancement of Conservation Areas (ENV35) and respect for scale/character of adjoining buildings (Business Policy 8), concl…
Strategic Policy 1
Requires optimising use of previously developed land and efficient site use. Officer noted the proposal re-uses an existing underused office building in town centre, complying via intensification for growing business needs.
Strategic Policy 4
Protects Conservation Areas and townscape. Assessed as enhancement to Conservation Area character, outweighing existing building's detriment.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
New office development in zoned town centre land. Site zoned 'Predominately Office Use' in Douglas Local Plan, acceptable for additional office space.
Strategic Policy 10
Promotes integrated transport minimising car use. Town centre location near bus stops/public parking, with amended parking, supports reduced car dependency.
General Policy 2
Permits zoned development respecting site/surroundings, amenity, highways. Proposal respects varied street scene scale/form, provides parking, no amenity/highway harm.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Existing building detrimental; proposal improves with better verticality, materials, fitting varied Victoria Street designs.
Business Policy 7
New offices in zoned centres or exceptionally for headquarters. Acceptable as zoned site for corporate HQ with low public callers.
Business Policy 8
New offices respect height/mass of nearby buildings, meet parking standards. Height matches neighbours; parking amended to standards.
Transport Policy 4
Highways accommodate development safely. Amended parking layout addresses bay sizes for modern vehicles.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on Conservation Area character material. Conservation Officer confirmed improvement on existing, contextual with modern elements like Villiers Building.
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.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
no objection
Manx National Heritage objected to the facade alterations due to harm to the Conservation Area; Douglas Borough Council had no objections; Highways Division deferred pending revised car parking layout to meet Manual for Manx Roads standards.
Key concern: proposed recladding harmful to Conservation Area
Manx National Heritage
ObjectionIt is our view that the proposed recladding of the Victoria Street facade is at odds with the area's status as a Conservation Area.; In our opinion the proposals do not pass the fundamental test of enhancing the conservation area, and instead add modern materials which are alien to the traditional buildings adjacent.; Whilst it may be argued that Royal Bank House opposite is likewise of modern construction, it succeeds in being less overly dramatic, and thus less obtrusive, than the proposals contained within this application.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed applications.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionIt is recommended the agent amend the car parking layout to accommodate this new guidance.; standard parking bays in car parks should be 5.0m x 2.5m to accommodate modern larger SUV's and MPV's.
Conditions requested: amend the car parking layout to accommodate standard parking bays of 5.0m x 2.5m
