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24/10003/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/10003/AIR Applicant : South Quay Commercial Ltd Proposal : Information in relation to condition 4, 5, 6 & 8 for PA 18/01342/B 31-39 South Quay Douglas - Demolition of industrial units situated at 31-39 and erection of 38 flats. Site Address : Trafalgar House South Quay Douglas Isle Of Man IM1 5AX

Planning Assistant: Daniel Spencer

Recommended Decision: Permitted

Date of Recommendation: 21.05.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE. In this instance of the submitted Condition 6 2023-Two-Tier-Cycle-Rack- Specification-Doc, Condition 4 1049-RFM-XX-ZZ-DR-L-0002-S2-P01-Planting plan, Condition 5 Material Schedule, Condition 5 Floor Plans showing door openings on penthouse 18.160.026 E, Condition 5 18.160.11A - Rear elevation as proposed, Condition 8 Self- Closing-Flood-Barrier, Condition 6 TBSC_TwoTier_CAD_00_PDF-1, Condition 5 18.160.10B - Front elevation as proposed, Condition 8 South Quay, Douglas Stage 1 FRA Letter Report Sept 2019, Condition 4 1049-RFM-XX-ZZ-DR-L-0001-S2-P02-Landscape GA Plan, Condition 5 18.160.034 Storey Rod Section 01, Condition 6 High-Security-Anti-Climb-Mesh-Partitioning- information-sheet, Condition 8 18.160.402 flood protection location indication and Condition 6 18.160.05D - Basement Car Park bike lockers and after consultation with the case officer, who are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the following planning conditions of application 18/01342/B:

o Condition 4 with the understanding that the 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 apartments, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.

o Condition 5 with the understanding that the development shall not be carried out unless in accordance with the approved details.

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24/10003/AIR o Condition 6 with the understanding that the approved scheme is required to be provided in accordance with the approved plans prior to the occupation of any unit.

o Condition 8 with the understanding that the development shall not be carried out unless in accordance with the approved details.

Plans/Drawings/Information;

This decision is in relation to the submitted Condition 5 18.160.034 Storey Rod Section 01, Condition 6 TBSC_TwoTier_CAD_00_PDF-1, Condition 8 Self-Closing-Flood-Barrier and Condition 8 South Quay, Condition 4 RF23-1049-WP-01- Workbook, Douglas Stage 1 FRA Letter Report Sept 2019 submitted on the 12.01.2024.

Condition 4 1049-RFM-XX-ZZ-DR-L-0001-S2-P02-Landscape GA Plan, Condition 4 1049- RFM-XX-ZZ-DR-L-0002-S2-P01-Planting plan, Condition 5 18.160.10B - Front elevation as proposed, Condition 5 18.160.11A - Rear elevation as proposed, Condition 5 Floor Plans showing door openings on penthouse 18.160.026 E and Condition 5 Material Schedule submitted on the 19.01.2024.

Condition 6 2023-Two-Tier-Cycle-Rack-Specification-Doc, Condition 6 High-Security-Anti- Climb-Mesh-Partitioning-information-sheet, Condition 8 18.160.402 flood protection location indication and Condition 6 18.160.05D - Basement Car Park bike lockers submitted on the 29.04.2024.

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Officer’s Report

1.0 Description

1.1 The proposed application 18/01342/B for the demolition of industrial units situated at 31-39 and erection of 38 flats was approved on 28.10.2019 subject to 9 conditions some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Conditions 4, 5, 6 and 8 which the applicants are seeking to satisfy.

1.3 Specific wording of the conditions are as follows:

'C4: No development shall take place until full details of soft and hard 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 new planting (including tree planting) showing, type, size and position of each. 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 apartments, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths, railing and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.

Reason: To ensure the provision of an appropriate landscape setting to the development.'

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24/10003/AIR 'C5: 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.'

'C6 Prior to the commencement of the development a detail plan showing the position, design and 38 Cycle Parking within the site is required to be submitted to and approved by the Department, and this approved scheme is required to be provided in accordance with the approved plans prior to the occupation of any unit.

Reason: To ensure that sufficient Cycle Parking provision is provided.'

'C8: No development shall commence on site until detailing of demountable flood defences or similar 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: To ensure that there is adequate flood protection of the site.'

2.0 Proposal

2.1 The applicant's agent have now submitted the following information for condition 4:

o Condition 4 1049-RFM-XX-ZZ-DR-L-0002-S2-P01-Planting plan

o Condition 4 1049-RFM-XX-ZZ-DR-L-0001-S2-P02-Landscape GA Plan

o Condition 4 RF23-1049-WP-01- Workbook

These documents includes details on the hard landscape of the site including the type of paving. Soft landscape details which includes a planting list, location and size of proposed plants which includes shade tolerant species and diagrams showing the effect shade will have on the site.

2.2 For condition 5 the following has been submitted:

o Condition 5 Material Schedule

o Condition 5 Floor Plans showing door openings on penthouse 18.160.026 E

o Condition 5 18.160.11A - Rear elevation as proposed

o Condition 5 18.160.10B - Front elevation as proposed

o Condition 5 18.160.034 Storey Rod Section 01

These documents include a schedule of materials to be used on the development as well as elevation drawings for the front and rear showing where the materials mentioned in the schedule of materials will be located as well as a floor plan for the top level to highlight what is a door and what is a window. Also included is a detailed plan of the balconies on the front elevation.

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24/10003/AIR 2.3 For condition 6 the following has been submitted:

o Condition 6 High-Security-Anti-Climb-Mesh-Partitioning-information-sheet

o Condition 6 18.160.05D - Basement Car Park bike lockers

o Condition 6 TBSC_TwoTier_CAD_00_PDF-1

o Condition 6 2023-Two-Tier-Cycle-Rack-Specification-Doc

These documents include information on the type of cycle rack they intend to use, the locations of the bike storage within the underground carpark and the mesh partitioning they intend to use to ensure the bike storage is sucured.

2.4 For condition 8 the following has been submitted:

o Condition 8 South Quay, Douglas Stage 1 FRA Letter Report Sept 2019

o Condition 8 Self-Closing-Flood-Barrier

o Condition 8 18.160.402 flood protection location indication

These documents show the proposed flood defences that uses any flood water to fill a chamber below the flood defence to raise the barrier when the water is high enough. Also included is there flood risk assessment which was originally submitted in the main application and an elevation of the front of the development showing the raised height of the flood barriers which has it at 300mm above the anticipated 1-200 year flood level of 5.72mAD02 + 100mm which is highlighted by the red line.

3.0 Consultation

3.1 The following consultee's were consulted for advice on the satisfaction of condition: o For condition 4 the Ecopolicy Officer who's advice was received on 22.01.2024, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

o For condition 6 DoI Highway Services team, who's advice was received on 01.05.2024, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

o For condition 8 the Flood Risk Management team, who's advice was received on 22.02.2024, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

4.0 Recommendation

4.1 In this instance of the submitted Condition 6 2023-Two-Tier-Cycle-Rack-Specification- Doc, Condition 4 1049-RFM-XX-ZZ-DR-L-0002-S2-P01-Planting plan, Condition 5 Material Schedule, Condition 5 Floor Plans showing door openings on penthouse 18.160.026 E, Condition 5 18.160.11A - Rear elevation as proposed, Condition 8 Self-Closing-Flood-Barrier, Condition 6 TBSC_TwoTier_CAD_00_PDF-1, Condition 5 18.160.10B - Front elevation as proposed, Condition 8 South Quay, Douglas Stage 1 FRA Letter Report Sept 2019, Condition 4 1049-RFM-XX-ZZ-DR-L-0001-S2-P02-Landscape GA Plan, Condition 5 18.160.034 Storey Rod Section 01, Condition 6 High-Security-Anti-Climb-Mesh-Partitioning-information-sheet, Condition 8 18.160.402 flood protection location indication and Condition 6 18.160.05D -

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24/10003/AIR Basement Car Park bike lockers and after consultation with the case officer, who are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the following planning conditions of application 18/01342/B:

4.2 Condition 4 with the understanding that the 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 apartments, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.

4.3 Condition 5 with the understanding that the development shall not be carried out unless in accordance with the approved details.

4.4 Condition 6 with the understanding that the approved scheme is required to be provided in accordance with the approved plans prior to the occupation of any unit.

4.5 Condition 8 with the understanding that the development shall not be carried out unless in accordance with the approved details.

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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 22.05.2024

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner