16 December 2024 · Delegated - Principal Planner (Jason Singleton)
6, Bridge Road, Douglas, Isle Of Man, IM1 5ag
The proposal involves demolishing two existing buildings (a dilapidated Victorian building at No. 6 and a 1970s building at No. 8) in the Douglas North Quay Conservation Area and replacing them with two new buildings replicating the style of No.
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The officer assessed the proposal as a high-quality design replicating the Victorian style of No. 6 Bridge Road, which preserves the character of the Douglas North Quay Conservation Area despite 'less…
Strategic Policy 1
Requires development within Douglas urban area; site in central Douglas and Quayside Mixed Use Area supports residential-led mixed use as sustainable reuse.
General Policy 2
General development considerations including amenity; proposals provide good standards for occupants without harming neighbours, with reduced overlooking.
Environment Policy 35
Development in Conservation Areas; loss of No. 6 historic building causes less than substantial harm but replicated design and No. 8 replacement enhances streetscene.
Environment Policy 42 - character and need to adhere to local distinctiveness
Designed to respect locality character; high-quality pastiche of Victorian No. 6 improves upon current dilapidated/incongruous buildings.
Environment Policy 10 - Development and flood risk
Development and flood risk; FRA and mitigations ensure no unacceptable risk to residents or off-site, with ground floor uses flood-tolerant.
Environment Policy 4
Protection of species/habitats; bat/bird surveys and conditioned mitigation (bricks/boxes, lighting) address potential roosts/nests.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Demolition contract evidence
No works of demolition shall begin before evidence has been submitted to the Department of a binding contract for the full implementation of the comprehensive scheme of development of the site in accordance with all the necessary permissions and consents.
Materials approval
Prior to the commencement of works above damp proof course level, full details of external materials and finishes shall be submitted to the Department for approval in writing. The development shall thereafter be undertaken strictly in accordance with the approved details.
Cycle and bin storage
The secure cycle storage facilities and bin storage shall be implemented in full accordance with the approved drawings prior to the occupation of the development.
Flood risk mitigation
The following flood risk mitigation measures shall be incorporated into the approved development: All electrical installations to be fed through the underside of the first floor slab and plug sockets to be installed above flood level; All refrigeration units to be sourced with top compressors and/or otherwise to be mounted on plinths above flood level; The installation of a flood barrier at all external doors; Development shall include the use of high performance non-permeable materials below damp proof course level and at ground floor level.
Bat and bird mitigation plan
Prior to the commencement of works above damp proof course level, a bat and bird mitigation plan shall be provided to the Department and approved in writing. The plan should contain details, including the type, location (including height) and number of bricks and boxes.
External lighting plan
No permanent external lighting shall be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to the Department approved in writing. All works must then be undertaken in full accordance with this plan. Lighting should be avoided wherever possible as a priority.
Support subject to bicycle storage approval by Highways, bat/bird surveys, flood mitigation details, and consideration of disabled access.
Do not oppose subject to implementation of secure cycle and bin storage before first occupation.
Happy with mitigation measures; condition them if approved.
On balance, preserves special character of Conservation Area as loss of historic fabric offset by replacement buildings' form and appearance.
No objection subject to bat/bird mitigation plan condition and lighting plan.
DEFA Biodiversity requests bat and bird surveys prior to determination; Highways requests clarification on building footprint, footway retention and cycle storage; DEFA Registered Buildings supports the proposals as preserving the conservation area character; Douglas Borough Coun…
Key concern: potential roosting bats and nesting birds requiring surveys prior to determination
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team therefore recommend that a preliminary assessment for roosting bats and nesting birds is undertaken on the buildings by a suitably qualified ecological consultancy, and a report detailing the findings of the preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures... submitted to Planning prior to determination of the application.; Survey reports should be submitted prior to determination of this application, in line with best practise...
Conditions requested: preliminary assessment for roosting bats and nesting birds by suitably qualified ecological consultancy and report with findings, additional surveys and avoidance/mitigation measures submitted to Planning prior to determination
Douglas Borough Council
Conditional No ObjectionThe above planning applications were given careful consideration by the Council’s Environmental Services Committee at a meeting held on the 21/03/24 when it was resolved to support both applications subject to the following...
Conditions requested: proposed bicycle storage area meets with the approval of the DOI’s Highways Services Team; applicant undertakes any necessary surveys as recommended by the DEFA Ecosystems Team relating to bats and birds prior to the commencement of any demolition works; applicant provides further detail on their flood mitigation measures to the satisfaction of the DOI Flood Risk Management Team
DEFA Registered Buildings Officer
Supporton balance I would judge the application to preserve the special character of the conservation area as the loss of historic fabric would be offset by the form and appearance of the proposed replacement buildings.; This potential enhancement, although mild, would to some degree offset the harm caused by the loss of the historic buildings on the site.
Highway Services HDC
Conditional No ObjectionIn principle, the proposals are acceptable to Highway Services but the above issues should be addressed before permission is granted.
Conditions requested: overlay proposed building footprint compared to existing on a plan; proposed layout should not be wider than existing buildings footprint; clarify/address retention of Lake Road footway; details of cycle storage layout including one cycle space per bedroom and staff parking for ground floor proposals; applicant reassess proposals and provide additional information/plans before permission granted
DOI Flood Risk Management
Conditional No ObjectionFRM have consulted with the Architect for this application and are happy with the mitigation measures in the correspondence dated 19th February 2024; DNOC - Do not oppose subject to condition(s)
Conditions requested: condition the mitigation measures in the letter dated 19th February 2024
