2 June 2017 · Delegated - Director of Planning and Building Control (Jennifer Chance)
Garage, Peel Road, Douglas, Isle Of Man, IM1 4lx
The proposal involved demolishing existing single-storey garage buildings and constructing two detached blocks containing 73 apartments (27 two-bedroom and 46 one-bedroom units), with undercroft parking at lower levels, on a site designated for light industry but adjacent to residential properties.
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Despite the site being zoned for light industry, residential redevelopment was accepted as the un-adopted Douglas Local Plan encouraged relocating such uses for better town centre development, support…
Strategic Policy 1
Requires optimising previously developed land and efficient site use utilising infrastructure. Officer assessed site as redundant garage suitable for residential reuse in Douglas town centre.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to existing towns. Site's central Douglas location supported residential over industrial.
General Policy 2
Requires development to respect site/surroundings in scale/design, protect amenity, highway safety, trees. Proposal complied via design features, setbacks, parking allocation, tree protection.
Environment Policy 3
Prohibits unacceptable woodland loss. Some boundary trees removed but majority retained with landscaping offset; amenity value preserved.
Environment Policy 42
Requires design reflecting local character. Contemporary design with vertical bays and finishes accepted as positive contribution despite Victorian context, per precedents.
Housing Policy 4
Housing primarily in towns. Central location acceptable despite zoning.
Housing Policy 5
Requires 25% affordable housing for 8+ units. 18 units via Section 13 agreement.
Transport Policy 4
Highways to accommodate development traffic safely. No objection post Transport Assessment.
Transport Policy 7
Parking per standards, relaxable near bus routes/services. 73 spaces accepted for sustainable location.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
Bicycle and motorcycle parking
The development shall not be occupied or operated until the bicycle store and motorcycling parking bays have been provided in accordance with the approved plans. The bicycle store and motorcycling parking bays shall be retained at all times thereafter.
Car parking allocation
Each apartment shall be allocated one of the car parking spaces and the space will be available only for the parking of a private vehicle associated with that apartment.
Tree protection
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) as shown on drawing A/PL 008 REV H and in compliance with the submitted tree protection measures as indicated within the applicants "Updated Planning Statement - Amended Scheme, April 2014" written statement. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.
Materials schedule
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.
Render details
No development shall commence until details of the colour and texture of the render 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.
Landscaping scheme
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of the roadside landscaping adjacent to Peel Road, within and around the car park areas and to the south-western corner of the site. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the last apartment, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
no objection; meets parking standard; increase in apartments not causing highways safety or capacity problem
no objection providing no detrimental impact on the watercourse
no problem with trees to remove; loss offset by new landscaping; concerns on root protection and future pruning requests noted but acceptable with conditions
