31 March 2015 · Planning Committee (decision issued by Director of Planning and Building Control, signed Michael Gallagher)
Former Gas Production And Storage Area, South Quay, Douglas, Isle Of Man, IM1 5at
The application sought to extend the time limit on a 2008 permission (PA 07/02169/B) for redeveloping the former Manx Petroleum depot and adjoining scrubland with 53 residential apartments over five floors, a ground-floor commercial unit, 59 parking spaces, and garden areas.
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The application is a variation to extend the time condition on a previously approved scheme (PA 07/02169/B), treated as a fresh application but assessed consistently due to no material changes in circ…
Strategic Policy 1
Optimising use of previously developed land and underused land; ensuring efficient use of sites; locating development to utilise existing infrastructure. Site is former depot (previously developed land) in town centre, redeveloping brownfield site efficiently.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locating new development in existing towns and villages. Douglas town centre location accords with policy.
Spatial Policy 5
New development should be designed so as to make positive contribution to Island. Design draws from harbour/Registered Building context with good massing.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
New retail/office in towns on zoned land. Commercial unit restricted to appropriate classes in residential zone.
General Policy 2
General criteria for good design in context, no adverse impacts, amenity protection, parking. Assessed positively on design, amenity, parking (reduced due to location).
Environment Policy 10
No development on unacceptable flood risk sites; requires flood risk assessments. New flood maps show tidal risk; condition requires assessment/evacuation plan as ground floor non-residential.
Environment Policy 43
Supports regeneration of run-down urban areas. Former depot site regeneration supported.
Housing Policy 5
Schemes >8 units provide 25% affordable housing. To be secured via amended S13 agreement.
Transport Policy 1
Development near public transport. Town centre site with access from South Quay.
Transport Policy 7
Meet parking standards, reductions in sustainable locations. 59 spaces accepted below standard due to town centre.
Time limit
The development hereby approved shall be begun before the expiration of two years from the date of this decision notice.
Road widening works
The road widening works detailed in Drawing number ap07 Revd and the Transport Assessment Ref: 06-156-V3 must be completed prior to the commencement of works associated with the development hereby approved, to the satisfaction of the Planning Authority following consultation with the Department of Transport Highway Division.
Materials approval
No development shall commence until a sample panel of all external facing materials to be used has been erected on site and approved in writing by the Department. The approved sample panel shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details.
Parking completion
Prior to the occupation of any of the proposed apartments, all of the proposed parking spaces must be completed and available for use.
No roof-top clutter
No roof-top clutter may be erected or installed without the prior submission of a planning application for such installations.
Landscaping scheme
No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Planning Authority. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; a planting specification to include the number, density, size, species and positions of all new trees and shrubs; the location of grassed areas details of the hard surface treatment of the open parts of the site and a programme of implementation. All hard and soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Planning Authority. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Planning Authority. All hard landscape works shall be permanently retained in accordance with the approved details.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
Gates at eastern side
Prior to the occupation of the development hereby approved, gates shall be erected at the eastern side of the building and thereafter retained.
Details of gates
Prior to the commencement of the development, details of the gates proposed must be submitted for consideration and approval by the Planning Authority.
Commercial use restriction
The commercial premises hereby approved shall be restricted to uses within Class 1(shop), Class 2 (financial and professional services) (except a betting shop) and Class 4 (Offices) as defined by Schedule 4 (Use Classes) of the Town and Country Planning (Permitted Development) Order 2012.
Flood risk assessment and evacuation plan
Prior to the commencement of development a flood risk assessment and evacuation plan shall be submitted to and approved by the Planning Authority. The approved plan shall be implemented thereafter.
Do not oppose
No objection
Sent for information copy of a letter sent to the applicants to remind them that the flats must comply with the Housing Regulations 2013 and be registered prior to occupation
