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Douglas IM1 4LE October 2014
1401243
October 2014
The following is a statement of evidence to support a Planning Application for the Change of Use of Shop, Dwelling and Warehouse Store to Office Accommodation at 22 & 23 North Quay, Douglas, IM1 4LE
This statement provides information on the following;
1401243
noc396 is a newly formed high tech business focused on providing network monitoring and management services to global medium and enterprise organisations. There is significant private investment behind the organisation which is led by three tech entrepreneurs with a history of developing global, multi million pound businesses operating in niche, complex areas of technology.
Refer to Appendix 1 of this statement for details of the applicant.
The site is located on North Quay, Douglas was up to recently used as a shop and a 5 bedroom dwelling fronting North Quay with a large 3 storey (108 sq.m.) warehouse / store accessed off Queen Street. To the rear of the property there is a large single car garage accessed off Queen Street.
The site is located within a Conservation Area. The buildings either side of the site are used as office accommodation. The area as a whole has mixed uses including offices, restaurants, bars and residential.
The site was the subject of a previous planning approval, PA 97/02231/A, for the conversion of the Warehouse to residential accommodation.
The proposal is to convert and renovate the existing property into office accommodation. The building will be exclusively occupied by the applicant. It is not envisaged that any part of the building will be sublet.
The footprint of the existing building will not be increased by the proposals.
The proposal will provide 311 sq.m. of office accommodation.
The proposal includes internal alterations including removal of partitions, upgrading of floor structure to create modern open plan offices. The schemes provides the required toilets, showers and staff facilities.
The external traditional massing & proportions of the building will be retained.
The external fabric of the building will be refurbished and enhanced by the replacement of windows, replacement of roof coverings, render repair and replacement, replacement of defective string course and general decoration.
Part of the proposal is to form a balcony within the existing roof slope. This balcony will not be visible from North Quay and by virtue of its position in the existing roof slope and the material used in its construction will be inconspicuous when viewed from distance.
A new simple signboard is proposed and illustrated on the proposals. The signboard will form the subject of a future application as required by the Planning Dept
Pre-planning consultations have been held with the Planning Departments Officer, Mr Edmond Riley. Mr Riley has consulted the Conservation Officer, Mr Moore and Mrs Hawley of the Highways Section.
Alterations to the external detailing of the building as suggested by Mr Riley and Mr Moore have been incorporated within the proposal. Matters raised by Mrs Hawley of the Highways Section are addressed separately with this statement.
The proposal provides 311 sq.m of office accommodation. The Isle of Man Strategic Plan suggests a parking ratio of 1 car parking space per 50 sq.m of nett office space created which in this case would require a total provision of 6 spaces.
In assessing the parking requirement the parking need of the existing building should be balanced against that of the proposal. In the IOM Strategic Plan the existing dwelling would require 2 spaces, the shop 1 space and the 108 sq.m. warehouse 1 space giving a total of 4 spaces of which 1 space is provided on site.
The shortfall of spaces required for the proposed use as offices should now be considered as 3 spaces. In this proposal we intend to use the existing car parking space for other purposes which gives a shortfall of a total of 4 spaces.
The shortfall of 4 spaces can be justified as follows:
The IOM Strategic Plan makes provision for the relaxation of this standard in certain circumstances including:
Referring to parking standards Policy A.7.6 states:
These standards may be relaxed where development:
(a) Would secure the re-use of a registered building or a building of architectural or historical interest; or (b) Would result in the preservation of a sensitive streetscape; or (c) Is otherwise of benefit to the character of a Conservation Area (d) Is within reasonable distance of an existing or proposed bus route and it can be demonstrated that a reduced level of parking will not result in unacceptable on street parking in the locality.
We suggest that items (a), (b) & (c) above could be applied to this scheme.
We suggest that item (d) is also applicable in that the site is located within:
We suggest the relaxations allowed within Policy A.7.6 of the IOM Strategic Plan should alone negate the need for the provision of an additional 4 spaces, however, the applicant is determined to go future and introduce a Workplace Travel and Transport Plan which is fully outlined in appendix 1 of this statement.
In that plan the applicant intends to provide alternative "green" means of transport for their employees. The existing on site car parking space will be used to store and power the vehicles provided. Dress codes will be relaxed and shower facilities provided to encourage the staff to use the vehicles to travel to and from works and to go about their business in and around town. The energy required to power these vehicle will partly be provided by Solar panels installed on the rear roof of the property.
The applicants Workplace Travel and Transport Plan fully embraces many of the fundamental principles of the IOM Strategic Plan highlighted as follows:
(b) To contribute towards reducing energy consumption by encouraging more efficient use of energy through conservation, recycling and waste reduction. (c) To guide most new development to existing settlements, thus making the optimum use of existing and planned Infrastructure and services. (f) To reduce the need for travel, especially by private car, and to make the best use of existing infrastructure, including existing and former railway routes.
(c) To encourage high quality development throughout the Island. (f) To promote urban regeneration and the re-use of derelict and redundant sites. (g) To minimize environmental pollution to air, water and land.
(a) To develop an integrated transport strategy which balances the growth of car usage with the promotion of more sustainable alternatives such as public transport, cycling and walking.
(b) To locate new housing and employment close to existing public transport facilities and routes, or where public transport facilities are, or can be improved, thereby reducing the need to use private cars and encouraging alternative means of transport. (c) To encourage development which would result in a more integrated transport network.
New development should be located and designed such as to promote a more integrated transport network with the aim to:
(a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement
11.2.1 It is considered that in order to support the environmental objectives of this plan the use of public transport as an alternative to the private car should be encouraged. Whilst many of the measures designed to improve public transport systems are not likely to involve the planning process, the enhancement of public transport infrastructure - for example stations, routes and parking facilities - may be subject to planning control, and the location and nature of new development is likely to have a significant impact upon levels of public transport use. 11.2.3 In order to help meet the environmental objectives contained within this plan, new development should where possible be located and planned so as to reduce the need for travel and encourage means of travel other than by private car, in particular walking, cycling, and public transport use. In general, such locations will be within or contiguous with existing built centres which are well served by public transport and which are within walking or cycling distance of the new development and this will have the added benefit of strengthening the services, shops, employment opportunities and overall vitality of those centres. 11.5.3 The long term target is to reduce the level of car parking required for town centre developments and seek to develop more sustainable staff and visitor transport plans including improved public transport, staff buses, shared and pooled cars, cycling and walking. Consideration should be given to the provision of cycle parking for staff and customers in non-residential development and to the provision of secure cycle stores in apartments.
Whilst we acknowledge there is little scope for the Planning Dept to enforce or control such a Workplace Travel and Transport Plan it surely must be embraced and encouraged with the hope it will serve as a catalyst for similar proposals in the future.
The planning application drawings are listed as follows:
802/001 Plans, Elevations & Sections as Existing 802/002 Plans, Elevations & Sections as Existing 802/003 Site Location Plan
This Planning statement contains:
Appendix 1: Applicants Workplace Travel and Transport Plan
Approval of this scheme will help to preserve and enhance the street scene of North Quay and ensures the character of an existing traditional building is maintained.
The building will provide a new and permanent base for an innovative Manx company.
Transport policies proposed by the applicant could serve as a catalyst for similar proposals in the future.
We would hope that the information contained within this planning statement will assist the Planning Committee to make a fully informed decision resulting in an approval of the application.
Barry Murphy dip. Arch. Tech. M.C.I.A.T. Chartered Architectural Technologist For & On Behalf of Construction Design Ltd
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