Land At Lord Street Car Park, Lord Street, Douglas, Isle Of Man, IM1 2bl
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Applicant responses to multiple statutory consultees indicate resolutions or acceptances for most concerns including highways, drainage, fire, and utilities, with conditions accepted; however, DEFA Registered Buildings Officer objects to the 14-storey tower due to impacts on conservation areas and registered buildings.
Key concern: 14-storey tower detrimental impact on views out of Douglas Promenades Conservation Area contrary to Environment Policy 36
DoI Highway Services
Conditional No ObjectionA consultation response from Highway Service was received on 27th July 2024. Their detailed submission requested that we arrange a discussion with Highways services
Dilapidation Enforcement Officer - Douglas Borough Council
Conditional No ObjectionWhilst the planning application submission was designed based on the Waste Management Guidance for Architects and Developers document on the Council’s website, we now understand this contained an error on capacity provision
Manx Utilities - wastewater drainage section
Conditional No ObjectionManx Utilities Wastewater drainage section confirmed no objection to the proposed development on 4th September 2024. Subject to the following conditions
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of Manx Utilities and the Sewerage Act 1999; The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of “Manx Sewers for Adoption”, any necessary CCTV surveys are to be carried out at the developer’s expense
DoI Highways drainage
No Objectionallowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads
Isle of Man Fire & Rescue
No ObjectionIsle of Man Fire and Rescue Service provided a detailed consultation response on 30th July 2024. Since then, there have been a number of discussions... all points have been addressed to the satisfaction of the Fire and Rescue Service
DEFA Fisheries and Ecosystem Policy Teams
Conditional No Objectiona statement is provided which acknowledges Douglas Bay MNR and makes an appropriate assessment... Details of the preventative and mitigation measures
Conditions requested: Construction Environmental Management Plan (CEMP) required
Registered Building Officer
A consultation response from Registered Building Officer Thomas Sinden was received on 5th September 2024
DoI Public Estates and Housing Division
Conditional No ObjectionThe Department has considered the provision of a 25% affordable housing requirement... the total Commuted Sum in lieu of the 21.25 affordable units will be £1,100,750
Conditions requested: 25% affordable housing or commuted sum via Section 13 Planning Agreement
Environment and Regeneration Department, Douglas Borough Council
Conditional No Objectionissued a note of their resolution to support the application subject to the resolution of the issues raised by DoI Highways Services and DEFA Fisheries and Ecosystem Policy Teams
DEFA Senior Registered Buildings Officer
ObjectionThe fourteen storey element within the scheme is judged to be contrary to Environment Policy 36; minor adverse and permanent effects to the Douglas (North Quay) Conservation Area, the Market Halls (RB120) and the former Douglas Hotel (RB186)
DOI Flood Risk Management Division
Conditional No Objectionwe would strongly recommend that our preference is always for an integrated system/permeant defence that forms part of the building construction; flood defences have a 300mm freeboard on top of this giving a height of 5.92m AD02
Conditions requested: only ‘Less Vulnerable or Water Compatible’ uses are to be situated on the ground floor for the life time of the building; An integrated system/permeant flood defence is installed with a maintenance program
