22 September 2017 · Planning Committee
Temporary Carpark, Market Street, Douglas, Isle Of Man, IM1 2pa
The proposal involves building a new 85-bedroom hotel with ancillary restaurant and bar facilities on a currently rundown temporary car park site in the heart of Douglas town centre. The six-storey structure measures 42m wide, 14.7m deep, 23.1m high and 3175sqm in floor area, finished mainly in painted render with bric…
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The proposal was approved despite departing from the 'Predominantly Offices' designation as the term 'predominantly' allows flexibility and hotel use is appropriate centrally in Douglas adjacent to sh…
Strategic Policy 1
Requires optimising previously developed land and efficient site use utilising existing infrastructure. The rundown temporary car park site in town centre is previously developed and the proposal optimises it with good access to services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development primarily to existing towns like Douglas. Site is centrally located in the main urban area.
Strategic Policy 10
Promotes integrated transport minimising car journeys, maximising public transport and pedestrian movement. Achieved via town centre location, Travel Plan and highway improvements.
General Policy 2
Permits development respecting site/surroundings in scale/design, not adversely affecting amenity/highways. Proposal complies despite zoning departure due to visual enhancement, sustainable travel and no unacceptable impacts.
Environment Policy 42
New development must reflect local character, no inappropriate backland or loss of green spaces. Simple urban form suits intensely developed area with no green space loss.
Environment Policy 43
Supports regeneration of run-down urban areas via re-use rather than demolition. Proposal redevelops derelict site improving visual amenities.
Transport Policy 1
Locate development near public transport routes. Site within 250m of bus routes and walking distance to car parks/Sea Terminal.
Transport Policy 4
Highways must accommodate generated traffic safely. Conditions secure lay-by, pedestrian crossing and resurfacing.
Transport Policy 7
Requires parking per standards, relaxable in urban areas near public transport without unacceptable on-street parking. Zero spaces approved due to location and evidence of low demand.
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.
Staff facilities
Prior to the operation of the hotel the staff lockers, staff shower room and external cycle store as shown on drawings A PL 101, A PL 102 and 10 03 are all required to be installed/ready for use and retained thereafter. Reason: The staff facilities will help the aims of the Travel Plan to increase the likelihood of persons walking/cycling/jogging to work.
Travel Plan
Prior to the operation of the hotel the approved Travel Plan (included in Appendix BGH5 of the Transport Statement) is required to be implemented and those parts of the approved Travel Plan that are identified therein as being capable of implementation after occupation shall within 3 months of occupation be implemented as stated within the Travel Plan and shall continue to be implemented as long as the hotel is operational. Reason: To ensure the aims of the travel plan are implemented to encourage sustainable travel.
Highway surface materials
Notwithstanding the detail submitted on the application drawings, details of the surface materials to be used to the front of the hotel shall be submitted to and approved by the Department. The approved details shall be implemented prior to the occupation of the hotel, or such other date as agreed with the Department. The details shall indicate how the pedestrian, drop off/delivery zones and carriageway will be finished. Reason: In order to improve the public entrance and usability of the site and to ensure that there is a safe means of access and servicing the building.
fully supports the application
does not oppose the application but recommends highway improvements via condition; lack of off-street parking not a reason for refusal
supports the application
supports the scheme; acknowledges no parking but common for town centre hotels
Department of Infrastructure (DOI) Highways Division does not oppose the hotel development subject to conditions addressing pedestrian crossing, lay-by design, and highway resurfacing/drainage. Douglas Borough Council fully supports the proposal after requesting time for consideration.
Key concern: highway resurfacing and drainage issues from lifting Market Street
Department of Infrastructure (DOI) - Highways Division
Conditional No Objection"Do not oppose with condition/comment"; "DNOC on 12.09.17"; "the development is considered acceptable in principle"; "This can be covered by a necessarily worded condition"; "This can also be secured by condition and through Section 109A of the Highways Act"; "Prior to development starting on site, a scheme shall be submitted to and approved in writing by the Dept."
Conditions requested: necessarily worded condition for raised plateau area along desire line; condition and Section 109A Highways Act agreement for amended kerb lines reflecting swept paths of delivery vehicles; scheme submitted and approved prior to development starting including details of pedestrian crossing provision for desire line, revised kerb lines for layby, surface water drainage amendments, resurfacing of Market Street, and associated Traffic Regulation Orders; scheme to be constructed prior to occupation; Section 109A Agreement under Highways Act for improved surface water drainage and highway works
Douglas Borough Council
SupportDouglas Borough Council fully support the below listed planning application; no objection to the proposals but please see the comment on planning applications 17/00814/B, 17/00820/B and 17/00823/B
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals
