6 August 2010 · Director of Planning and Building Control (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Former Bridge Garage Site, Bridge Road, Douglas, Isle Of Man, IM1 5ag
The application sought permission to retain and complete a mixed-use development under construction on a site zoned predominantly residential in the Douglas Local Plan 1998, comprising 62 apartments of varying sizes, a ground-floor restaurant (Class 3 use), office unit (Class 4 use) and basement parking for 86 vehicles…
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The officer assessed the proposal against key issues of land use, highways, open space, affordable housing and visual amenity.
General Policy 2
General Policy 2 considered relevant; officer assessed overall compliance through principle issues without specific tension noted.
Housing Policy 5
Requires 25% affordable housing in residential-zoned developments of 8+ dwellings; satisfied via Section 13 Agreement for commuted sum equivalent to 16 units or on/off-site provision, following Estates & Housing recommendation.
Housing Policy 6
Requires residential development per area plan brief or design criteria; scheme complied as update to prior approvals in residential zone.
Recreation Policy 3
Requires landscaped amenity/open space for 10+ dwellings per Appendix 6; not required here as original permissions predated policy, though desirable.
Transport Policy 1
Transport Policy 1 relevant; parking/access addressed positively.
Transport Policy 4
Transport Policy 4 relevant; parking/access addressed positively.
Transport Policy 7
Requires parking per current standards (Appendix 7); 75 spaces for apartments at 1:1 ratio (just over) and 6 for 278sqm office accepted due to sustainable location.
Approved plans
This permission relates to the retention and completion of a development containing 62 apartments, a restaurant, office unit and basement car parking as shown in drawing numbers A PL300, A PL318, A PL342, A PL350, A PL351, A PL352, A PL353, A PL354, A PL355 date stamped 15th January 2010, A PL360 Rev.A, A PL361 Rev.A, A PL362 Rev.A and A PL363 date stamped 5th March 2010, Email from David Humphrey of Heritage Homes dated 29th January 2010.
Commercial Area 1 use restriction
The proposed commercial unit, marked as Commercial Area 1 on the approved plans may be used for any purposes within Class 3 ("Food and Drink") of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005; any other use must form the subject of a separate planning application.
Commercial Area 2 use restriction
The proposed commercial unit, marked as Commercial Area 2 on the approved plans may be used for any purposes within Class 4 ("offices") of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005; any other use must form the subject of a separate planning application.
External changes to commercial units
Any external changes (including the provision of signage) arising from the specific use of the commercial units must form the subject of a separate applications.
Construction method and river wall monitoring
The construction works must be undertaken in accordance with the "Method Statement" approved as part of Planning Permission 05/01706/B and date stamped 9th September 2005; during the works, the structural condition and stability of the existing river wall must be monitored by the developer in accordance with the Recommendations contained within the "Structural Report on (the) wall" approved as part of Planning Permission 05/01706/B and date stamped 15th September 2005.
Car parking prior to occupation
No residential or commercial unit hereby permitted shall be occupied until the car parking and manoeuvring areas have been provided in accordance with the approved plans and those areas shall thereafter be kept available at all times for their respective purposes.
Access prior to occupation
No residential or commercial unit hereby permitted shall be occupied until the vehicular and pedestrian means of access have been constructed in accordance with the approved plans. Those means of access shall thereafter be kept available at all times for their respective purposes.
no objection
have not commented
Isle of Man Water and Sewerage Authority raised flood risk concerns about a permanent staff canteen in the basement but accepted the development as internal alterations with no structural changes; Douglas Corporation had no objection; a private individual objected to loss of Zone A parking spaces.
Key concern: permanent canteen in basement due to 2-3m flood risk
Isle of Man Water and Sewerage Authority
Conditional No ObjectionWe would not recommend the construction of a permanent canteen in the basement as the current flood risk assessment for the next phases show that the basement could flood between 2 and 3 metres deep.; As the application is for mainly internal alterations the Authority's view is as there is no alteration to the structure or the levels of the structure and therefore nothing has changed from a flood prospective from the original application.; The Authority consider it would not be right to apply current standards to a building that is already mostly complete for an application which is for internal alterations.
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.
