156654

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                                      17/00823/B                                     Page  1  of  12

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00823/B Applicant : Dandara Commercial Limited Proposal : Erection of 85 bedroom hotel with ancillary facilities to include ground floor restaurant and bar Site Address : Temporary Carpark Site of former Print Works Opposite Marks and Spencer Store Market Street Douglas Isle of Man

Case Officer : Mr Chris Balmer Photo Taken : 01.09.2017 Site Visit : 01.09.2017 Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.09.2017 __

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 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.

C 3. Prior to the operation of the hotel the approved travel plan (included in Appendix BGH 5 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 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.

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C 4. Notwithstanding the detail submitted on the application drawings, a plan shall be submitted detailing highway improvement works.

The scheme shall include details of:

i) A raised platform extending across the full width of the road and along the full frontage of the development site and up to the farthest end of the entrance to Marks and Spencer.

ii) Surface materials. The materials shall be designed to promote shared use whilst delineating pedestrian/drop off and delivery and carriageway zones.

The scheme shall approved by the Department and implemented prior to the development becoming occupied.

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.

Plans/Drawings/Information:

This approval relates to drawings reference numbers A PL 100, A PL 101, A PL 102, A PL 103, A PL 104, A PL 105, A PL 106, A PL 107, 10-03 and Transport Statement - Bryan G Hall dated June 2017 received on 2nd August 2017 and 4th September 2017.

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Interested Person Status - Additional Persons

It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

The owner/occupier of 8 Clover Avenue, Reayrt Ny Keylley, Peel The owner/occupier of 14 Hawarden Avenue, Douglas The owner/occupier of 12 Starkey Close, Ramsey The owner/occupier of 154 Woodbourne Road, Douglas The owners/occupiers of Glebe Cottage, Maughold __

Officer’s Report

THIS APPLICATION IS RECOMMENDED FOR CONSIDERATION BY THE PLANNING COMMITTEE RATHER THAN UNDER DELEGATED POWERS DUE TO THE PROPOSAL BEING LARGER THAN 500SQM NOT ON LAND ALLOCATED FOR THE PROPOSED USE.

1.0 SITE 1.1 The application site is located on the western side of Market Street in Douglas Town Centre. The site is directly opposite the Marks and Spencer store and the three levels of car parking above it. To north of the site is a commercial building of 17-21 Market Street, which is over two storeys in height. To the west and south west of the site are Victoria Hall and Victory House, which on their eastern side are three storeys and seven storeys high respectively as well as being set at a higher level than the site. To the north west is St Andrew's House, which on its eastern side has the equivalent of eight levels of accommodation.

1.2 The site currently accommodates private temporary car parking on a single level, level with Market Street. The buildings which were formerly on there, including Bridson and Horrox

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                                      17/00823/B                                     Page  3  of  12

printers premises were demolished and approval granted for the use of the site as a car park under PA 05/91959/B. This was for a period of two years only.

2.0 PROPOSED DEVELOPMENT 2.1 The application is seeking approval for the erection of 85 bedroom hotel with ancillary facilities to include ground floor restaurant and bar. The building would be six storeys in height having a total floor area of 3175sqm. The building would have a total width of 42 metres, a depth of 14.7 and a ridge height of 23.1m. The building would be finished mainly with painted render although sections of the ground floor would be finished with brickwork and large sections of glazing. The roof would be finished with concrete tiles in slate grey colour and all windows and doors finishes in power coated aluminium or uPVC grey in colour.

2.2 Works would also entail improvements to the highway to the front of the building, realigning the footpath and providing space for a drop off and delivery zone.

3.0 PLANNING STATUS AND RELEVANT POLICIES 3.1 The site lies within an area designated as Predominantly Offices on the Douglas Local Plan of 1998. The site is not within a Conservation Area.

3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:

3.3 Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.

3.4 Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.

3.5 Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement

3.6 Spatial Policy 1: The Douglas urban area will remain the main employment and services centre for the Island.

3.7 General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;

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                                      17/00823/B                                     Page  4  of  12

(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 unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.

3.8 Business Policy 11: Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted.

3.9 Environment Policy 42: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."

3.10 Environment Policy 43: The Department will generally support proposals which seek to regenerate run-down urban and rural areas. Such proposals will normally be set in the context of regeneration strategies identified in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition.

3.11 Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.

3.12 Transport Policy 4: The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.

3.13 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.

3.14 Previous planning documents, the Central Douglas Masterplan and Planning Brief for Market Street sought to improve the appearance of Market Street and provide better pedestrian links, improving accessibility and altogether trying to make the town a more vibrant and interesting place to visit.

4.0 PLANNING HISTORY 4.1 The following previous planning applications are considered relevant in the assessment and determination of this application:

14/00584/B - Variation of condition one of approved PA 10/00464/B (erection of office building with potential use of lower floors as library) in order to extend period of permission by four years - granted 20th August 2014. Condition 2 was attached which stated:

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                                      17/00823/B                                     Page  5  of  12

"C 2. No development may commence on the site until a car parking scheme showing how 45 parking spaces will be provided within the multi-storey car park to be built under planning permission 10/00370/B granted on the 14th June 2010 or any subsequent planning approval for this or an acceptable alternative parking arrangement has been approved by the planning authority. The building may not be occupied until such spaces within the car parking scheme are available for use by the occupants of the permitted building. Such spaces or an acceptable alternative must remain available to the users of the accommodation hereby approved.

REASON: to ensure that there are sufficient car parking spaces to prevent on street car parking in the area to the detriment to highway safety."

10/00464/B - Erection of office building (with potential alternative use of lower floors as library) - granted 3rd August 2017. Condition 4 was attached which stated: "C 4. No development may commence on the site until a car parking scheme showing how 45 parking spaces will be provided within the multi-storey car park to be built under planning permission 10/00370/B granted on the 14th June 2010. The building may not be occupied until such spaces within the car parking scheme are available for use by the occupants of the permitted building."

05/01959/B - Partial demolition of existing buildings to create temporary car park - granted 16th February 2006

Prior to 2005 there were a number of applications for office, retail or residential developments that were either refused or approved but not taken up.

5.0 REPRESENTATIONS 5.1 Douglas Borough Council fully supports the application (01.09.2017).

5.2 Department of Infrastructure Highway Services does not oppose the application but make the following comments (07.09.2017): "The proposals are to construct an 85 bed hotel with zero parking provision within the centre of Douglas using Market Street as the only means of access. The proposals also include an ancillary restaurant facility and the provision of drop off and service vehicle lay-by along the frontage of the site.

There is an extant planning permission (14/00584/B) for the erection of a 2,268 sq. m six storey office building on the site.

This fall back position sets a precedent in terms of considering the proposed development in that a 85 bed hotel generates less traffic in both the morning and evening peak hour when compared to that of an office use; neither offer off street parking (nb. this is not entirely correct as the office use was required to have 45 spaces provided off site). As a result, there is lesser of a traffic impact and therefore the development is considered acceptable in principle.

Notwithstanding the above, there are several issues that require further consideration.

The transport statement refers to the majority of movements to and from the hotel to be on foot. The position of the hotel is such that a significant number of guests staying at the hotel will cross Market Street towards the rear of Marks and Spencer in order to gain access to the centre of Douglas and the Strand. Whilst Market Street is relatively narrow and one-way, it is recommended the applicant consider a raised plateau area along the desire line between the two buildings. This can be covered by a necessarily worded condition. 2. Whilst the service vehicle lay-by and drop off area is welcomed further consideration should be given to the tapers at either end in terms of their angle but also how they tie in with the existing kerb lines. With reference to the swept paths of delivery vehicles, the kerb lines

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can be amended to reflect a more sympathetic lay-by taper. This can also be secured by condition and through Section 109A of the Highways Act. 3. The development requires the lifting of Market Street adjacent to the hotel resulting in a cross fall towards Marks and Spencer's. It is noted that there are no drainage gullies on this side of market street so improved surface water will be required in order to facilitate the alterations to the public highway. This will require the applicant to enter into a section 109a Agreement under the Highways Act in order to carry out this work. The raising of the existing highway and introduction of a new lay-by will also require a reasonable length of Market Street to be re-surfaced beyond the frontage of the development site so as to feather ant level differences that are acceptable in terms of comfort to drivers and from a surface water aspect. 4. Prior to development starting on site, a scheme shall be submitted to and approved in writing by the Dept. The scheme shall include details of a pedestrian crossing provision that caters for the expected desire line of pedestrian from the hotel, the revised kerb lines in order to accommodate vehicles entering and exiting the layby and amendments to the surface water drainage, resultant re-surfacing of Market Street and any associated amendments to Traffic Regulation Orders. The approved scheme shall be constructed to the satisfaction of the Dept. prior to the development becoming occupied."

Supplementary Highways Comments (received on 12.09.2017): "Highways are aware that the previous office development (14/00584/B) was conditional upon a multi-storey car park further up market is being constructed before the office development was to become occupied. Many town centre hotels don't have parking these days - visitors less likely to have cars in comparison with office workers. The site is within easy walking distance of the Sea Terminal and close to public transport links (Lord Street) in terms of access to the Airport and towns on the Island. There are public car parks close by such as Drumgold Street, pay and display, Parade street pay and display, Chester Street car park pay and display, Sea Terminal pay and display car park and various other disc zone parking on Douglas promenade. These car parks allow private vehicles to be parked overnight. It will be in the Hotel's interest and part of their service to inform guests checking-in as to where the nearest parking facilities are located. The lack of any off street parking associated with this development is not considered to warrant a reason for refusal."

5.3 The owner/occupier of 8 Clover Avenue, Reayrt Ny Keylley, Peel supports the application but asked if the M&S car park could be opened later to accommodate visitors to the hotel (17.08.2017).

5.4 The owner/occupier of 14 Hawarden Avenue, Douglas supports the scheme; while acknowledging the site does not have any parking the hotel is in the centre and it is common for such hotels not to have any parking and the use could accommodate the business and short stay visitors who use taxis to and from the airport (14.08.2017).

5.5 The owner/occupier of 12 Starkey Close, Ramsey objects to the application; due to lack of any parking, car parks in the area are already at capacity, site should be developed as a multi storey car park and the application should not be approved without a incorporating a car park either at ground floor level or on a flat roof structure (joining the car park to M&S) (29.08.2017).

5.6 The owner/occupier of 154 Woodbourne Road, Douglas object to the application; it is not fair that such a big hotel in centre of Douglas has no private car park; customers already have issues parking in centre of Douglas to shop; parking should be underground; and it is greedy for such a big group not to allocate any budget for underground parking (14.08.2017).

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5.7 The owners/occupiers of Glebe Cottage, Maughold support the use of the site but is alarmed by the lack of car parking; site should have roof top parking linked by a bridge to that above M&S; and feel the proposal would be refused on the grounds of lack of car parking facilities.

6.0 ASSESSMENT 6.1 The principal issues in assessing this application are a) Land use, b) Highway issues, c) Visual amenity and d) Impact on Victoria Hall. The following paragraphs deal with these issues in the above order.

LAND USE 6.2 The development does not comply with the Douglas Local Plan in terms of land use designation, given the site is designated as predominantly offices and the proposal is for a hotel. However, the word predominately does allow some flexibility and therefore the land use designation is not totally inflexible. Arguably the main question is whether the proposed use is appropriate on this site and with the surrounding sites. It is noted that the uses in the area are mixed.

6.3 There are currently a number of large/medium office buildings available for lease or to buy in Douglas Centre. The site has had approval for office purposes for some time and the approval has not been taken up.

6.4 The principle of locating a hotel use, with restaurant and bar centrally within Douglas, adjacent to the shopping area and business district is clearly appropriate.

HIGHWAY ISSUES 6.5 The submission by the applicants includes a Transport Statement which considers a number of highway implications with the development, including traffic generation, as well as the impact of the lack of any off street parking spaces. This statement comments that; "...the proposed 85 bed hotel will generate some 15 vehicles during the morning peak period and some 12 vehicles during the evening peak period. The number of generated vehicle movements will include pick up/drop off movements that will use the lay-by and also those employees/guests using nearby car parks, some of which may use the lay-by and also those employees/guests using nearby car parks, some of which may use Market Street. The TRICS (Trip Rate Information Computer System) database shows that the typical maximum parking demand for similar size hotels in town centre locations ranges between 20 and 35 vehicles and this occurs around between 6pm and 8am when other car parks are operating at significantly less than the available capacity. The parking demand will spread across the various public car parks and is unlikely to result in a significant impact on demand in these car parks."

6.6 The applicants also indicate that the previously approved office development, using the same TRICS database, could generate some 54 vehicles during the morning peak and some 40 during the evening peak period which is greater than the proposed use. Accordingly, the reporter considers that the proposal will generate 39 less vehicle movements during the morning peak and 28 less movements during the evening.

6.7 The reporter of the Transport Statement concludes that the existing use of the site as a temporary car park (29 spaces) generates the same level of vehicle movements during the morning peak and 3 vehicles less during the evening peak compared to the proposed hotel. Accordingly, it is reasonable to consider that the existing use of the site as a temporary car park givens a good indication now of traffic generated by the new hotel.

6.8 Therefore in respect from traffic generated by the proposal, the Department and Highway Services both have no objection to the new hotel development.

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6.9 Regarding parking provision the IOMSP starting point is that any new development should provide 1 space per bedroom (85 bedrooms = 85 parking spaces) and 1 space per 15 sqm for the conference and leisure facilities of hotels (i.e. bar/restaurant etc) although states that in urban locations standards may be relaxed due to the following reasons:

"These standards may be relaxed where development: (a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or (b) would result in the preservation of a sensitive streetscape; or (c) is otherwise of benefit to the character of a Conservation Area. (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality."

6.10 As outlined above the applicant Transport Statement indicates that the parking demand for similar size hotels in town centre locations ranges between 20 and 35 vehicles and this occurs around between 6pm and 8am. This is important as the times indicated when demand is at its greatest is arguably when parking in the town reduces as people are less likely to be at work.

6.11 The applicants statement also indicates that the site is within the town centre and is high accessible by alternative modes of travel and is within a reasonable distance of 250m of existing bus routes. They also state that the existing parking restriction on Market Street and the surrounding roads actually prevent unacceptable on-street parking in the locality.

6.12 It is also important to consider that the principles of the IOMSP seek for sustainable development and that Transport Policy 1 which seeks that new development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes. The preamble to this policy is paragraph 11.2.3 which states that to meet environmental objectives new development should where possible be located and planned so as to reduce the need for travel and encourage means of travel other than by private car, in particular walking, cycling, and public transport use. It further goes on to state that such sites should be within or contiguous with existing built centres which are well served by public transport and which are within walking or cycling distance of the new development, and this will have the added benefit of strengthening the services, shops, employment opportunities and overall vitality of those centres.

6.13 It is noted that site is also immediately opposite the Drumgold Street multi storey car park (M&S), albeit this has a maximum stay of 3 hours, and within a few minutes' walk of Shaw's Brow (max 24 hours), Chester Street (max 24 hours) & Bottle Neck (max 120 hours) all operated by Douglas Borough Council.

6.14 Previous approvals for the office and library development on this site did not have onsite parking, but the condition attached to that previous approval (10/00370/B) on another site to the north needed to be implemented to provide the 45 spaces for the office development or an alternative scheme.

6.15 The applicants have also provided a detailed Travel Plan which the hotel operator is happy to implement and is already operated by the hotel group elsewhere to "drive sustainable performance". This plan promotes sustainable travel choices to/from the proposed development and includes a range of measures including monitoring of the plan to ensure it delivers its objectives. A budget has been set aside to implement the plan which includes shower/changing facilities and cycle parking provision. There will also be maintenance and on- going management of the Travel Plan (by the Operations Manager of the hotel reviewed every 12 months) which is aimed at staff but also guests as it can provide less stressful options for travel, with the ability to socialise, present opportunities to build healthy exercise into daily life

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and reduce the cost of travel. The Plan also can have community benefits by making local streets less congested, less dangerous, less noisy and less polluted; enhance public transport; improve the environment and the routes available for walking and cycling and create a place which is better to live in, work in and visit, which in turn can attract investment.

6.16 The hotel operator indicates that the principle mode of transport by guests will be influenced largely on the location of the site, availability of public transport, the proximity of the hotel to strategic road network and parking provision/availability. Those hotels located within a town centre locations, will be more attractive to those guests arriving by public transport, particularly with zero on-site parking provision, whilst those hotels in out of town locations will have a higher proportion of guests driving to the site.

6.17 Overall, while the proposal would not provide on-site parking it is considered the hotel use on this specific site, located in the centre of town, close to public transport links and good sustainable links, would all help meet the overarching aims of the IOMSP which seeks to promote sustainable development and travel which seeks to reduce the need for travel and encourage means of travel other than by private car, in particular walking, cycling, and public transport use.

VISUAL AMENITY 6.18 The surroundings of the site are intensely urban. The site in itself does not represent a green space to be protected and there is no particular identity or character which should be protected in the development of this site. In fact the site has a detrimental impact upon the amenities of the area, appearing as a rundown site in need of redeveloping.

6.19 The proposed building is simple in form and appearance with more architectural interest and use at the ground floor level (large sections of glazing for the bar and restaurant), which would be most noticeable by members of the public passing and using the site. The building would be set within a cluster of existing buildings and while not of a significant architectural standard, it is considered acceptable and beneficial on this site given the existing visual appearance of the site, but also as it would be an enhancement over the existing built development in the surrounding context of the site.

6.20 Arguably, the greatest potential benefit in terms of regeneration is to the frontage of the hotel and along Market Street which runs adjacent to the site. The creation of a new pavement, drop-off/delivery zone and the existing carriageway gives the opportunity to improve the visual amenities of the area, while also providing a more pedestrian friendly area for members of the public walking in the area and going to and from the hotel itself. The initial plans indicated the new pavement, drop-off/delivery zone and the existing carriageway would be finished in black tarmac. This would be a negative aspect of the proposal, re-enforcing vehicular dominance. With this in mind discussions have been had with the applicant to seek a design that would utilise different surface materials to create a more attractive space that suggests pedestrian predominance. The applicants are happy with this in principle. Accordingly, it is considered a condition be attached to any approval which requires a further plan being submitted dealing with these matters. It is hoped this could be linked with any future regeneration works in the area.

6.21 Overall, it is considered the proposal would represent a significant improvement in both the use of the site and in visual terms thereby complying with General Policy 2 and Environment Policy 43 which seeks to regenerate run-down urban areas.

IMPACT ON VICTORIA HALL 6.22 The building (Victoria Hall) is used for non-residential purposes. There are a number of windows on the rear elevation of the building that face towards the proposed development. The development has been designed to take this into account by setting the development

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further away than the previously approved office development, therefore this scheme is likely to have less of an impact than the previously approved scheme.

7.0 CONCLUSION 7.1 It is recommended that planning permission be granted subject to conditions in the attached schedule.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (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 (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 The Planning Committee must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

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: 18.09.2017

Signed : C Balmer Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required

YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

PLANNING COMMITTEE DECISION 18.09.2017

Application No. :

17/00823/B Applicant : Dandara Commercial Limited Proposal : Erection of 85 bedroom hotel with ancillary facilities to include ground floor restaurant and bar

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Site Address : Temporary Carpark Site of former Print Works Opposite Marks and Spencer Store Market Street Douglas Isle of Man

Presenting Officer : Mr Chris Balmer

Addendum to the Officer’s Report

PLANNING COMMITTEE 18/09/2017

After discussion the Planning Committee agreed with the recommendation subject to amendments of Conditions 3 & 4 and granting Department of Economic Development Interested Person Status and APPROVED the application.

CB

Conditions of Approval

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 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.

C 3. 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.

C 4. 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.

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Plans/Drawings/Information

This approval relates to drawings reference numbers A PL 100, A PL 101, A PL 102, A PL 103, A PL 104, A PL 105, A PL 106, A PL 107, 10-03 and Transport Statement - Bryan G Hall dated June 2017 received on 2nd August 2017 and 4th September 2017.