20 August 2014 · Planning Committee
Temporary Carpark, Market Street, Douglas, Isle Of Man, IM1 2pa
The application sought to extend the implementation period of planning permission PA 10/00464/B, which approved a predominantly six-storey (22.6m high, 44m wide) office building with lower floors adaptable for library use on a cleared site currently used as a temporary car park in Douglas town centre.
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The officer recommended approval because 'the proposed works remain as acceptable as they were in 2010' with 'no policy or circumstantial changes since then to warrant a different decision and indeed …
General Policy 2
General Policy 2 requires development to accord with the Development Plan. The officer assessed the proposal as compliant with the prevailing Douglas Local Plan office zoning and Strategic Plan, with no policy changes since 2010 approval tipping the balance against extension.
Environment Policy 42
Requires new development to respect local character, avoiding inappropriate backland development or loss of green spaces contributing to visual amenity. The intensely urban site has no protected green space; design with setbacks, stepping, varied materials (painted render, aluminium cladding, zinc roof) creates 'interesting form' fitting wider context of taller buildings, avoiding canyon-effect.
Business Policy 7
Requires new office space in town centres on zoned land. Site is zoned Predominantly Offices in Douglas Local Plan; proposal for offices (with library option) directly complies, unlike prior refusals for mixed retail/residential uses.
Transport Policy 4
Addresses parking and access. Highway Services no objection subject to condition securing 45 spaces in adjacent multi-storey prior to occupation, addressing Strategic Plan parking needs (24-45 spaces) without on-street parking detriment.
Transport Policy 7
Relates to highway safety and access. Condition requires pedestrian access construction prior to use, ensuring safe means of access.
Time limit
The development hereby approved shall be begun before the expiration of two 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.
Car parking scheme
No development may commence on the site until a car parking scheme showing how 45 parking spaces will be provided within the multi-storey car park to be built under planning permission 10/00370/B granted on the 14th June 2010 or any subsequent planning approval for this or an acceptable alternative parking arrangement has been approved by the planning authority. The building may not be occupied until such spaces within the car parking scheme are available for use by the occupants of the permitted building. Such spaces or an acceptable alternative must remain available to the users of the accommodation hereby approved. REASON: to ensure that there are sufficient car parking spaces to prevent on street car parking in the area to the detriment to highway safety.
Pedestrian access
The building shall not be used until the pedestrian means of access to the building have been constructed in accordance with the approved plans, and those means of access shall thereafter be kept available at all times for their respective purposes. REASON: in order to ensure that there is a safe means of access to the building.
Use restriction
The building shall be used only for those purposes within Class 4 (offices) Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005 and in addition the ground and first floor of the building may be used as a public library. REASON: to ensure that the building is used for the purposes for which it is proposed and in accordance with the land use designation in the local plan.
does not oppose the application
does not oppose the application
no objection in principle to the development subject to the 2 systems combine at the curtilage of the boundary
