24 January 2017 · Planning Committee (presented by Mr Chris Balmer)
No. 5, Victoria Street, Douglas, Isle Of Man, IM1 2lr
The proposal involved refurbishing the existing five-storey office building (plus basement) in Douglas town centre by adding a rear extension of 6.2m projection, 22.7m width, 17.5m height, and ~450sqm floor area (ground floor open for parking), plus an additional floor raising overall height from 16.7m to 22.3m (front …
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The officer assessed that the existing 1980s building detrimentally impacts the Conservation Area and street scene, while the proposal represents a vast improvement through modern design with high-qua…
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising infrastructure. Officer noted proposal reuses redundant office building in town centre with existing access/parking.
Strategic Policy 4
Protects/enhances Conservation Areas and avoids pollution. Applied to assess enhancement of Conservation Area character.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires office development in zoned town centres. Site zoned 'Predominately Office Use' but Class 3 accepted exceptionally due to mixed-use precedent and town centre benefits.
Strategic Policy 10
Promotes integrated transport minimising car use. Complied via town centre location, public transport, and Highway no-objection.
General Policy 2
Requires development respecting site/surroundings, amenity, highways, etc. Officer concluded overall compliance including design, highways, and amenity.
Environment Policy 35
Permits only development preserving/enhancing Conservation Areas. Proposal enhances over existing detrimental building, per officer and Conservation Officer.
Business Policy 7
Offices in zoned centres or exceptionally for HQs. Additional office for HQ acceptable in zoned area.
Business Policy 8
New offices respect scale/character and parking standards. Height/mass fits neighbours; parking adequate per Highway.
Transport Policy 4
Highways accommodate development safely. No-objection from Highway Services.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on Conservation Area character material. Conservation Officer found improvement, reflecting modern 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; minimal change in office space, reduced daytime parking demand from food/drink use, off-road parking and cycle facilities maintained, town centre location.
Support; redevelopment welcome for economic health, provides custom to town centre businesses, modernisation overdue, bold modern design reflects evolving commercial styles.
Douglas Borough Council supports the application for its economic benefits and modern design, while DOI Highways Division does not oppose subject to no specific conditions.
Douglas Borough Council
Supportthe Council supports the application on the grounds that; (i) The Council believes that it is important to the economic health of Douglas... (ii) The Council accepts that the current façade is dated... (iii)The current proposal is seen as a continuation of the evolving designs...; I would recommend that a similar level of support is afforded to these proposals.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose this application.; Do not oppose with condition/comment; DNOC on 20/12/16; Code definition... DNOC - Do not oppose subject to condition
