13 February 2015 · Planning Committee
Exchange House, 54-58, Athol Street, Douglas, Isle Of Man, IM1 1jd
MOP Holdings Ltd proposed erecting a two-storey extension on Exchange House, an existing mid-1970s office building at 54-62 Athol Street in Douglas. The extension would add approximately 900sqm of modern office floorspace, constructed almost entirely of glass with grey cladding, a brise soleil, and anthracite roof, inc…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer concluded that while the principle of additional office space in a zoned area was acceptable, the proposal foundered on design grounds.
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character and appearance, protecting special features. Officer assessed the extension's mass and height would fail to preserve the uniform terrace roofline and cornice, exacerbating past poor rooftop additions, directly harming Athol Street streetscene as shown in photomontages.
General Policy 2
Permits zoned development if it respects site/surroundings in scale/form/design (b), does not harm townscape/character (c), provides amenity standards including parking (h), and avoids amenity/character harm (g). Failed on design incompatibility, townscape harm from 50% height increase, and parking shortfall despite cycle provision.
Business Policy 8
New office buildings must respect height/mass of adjoining buildings and meet parking standards. Extension's glazing failed to link architecturally to Exchange House or context, increasing its 'bulbous and domineering' mass; parking unmet.
Spatial Policy 5
New development must positively contribute to environment via design. Unrestrained glass extension lacked finesse, went 'far beyond restraint', adversely affecting Exchange House and townscape.
Transport Policy 7
Requires parking per standards (1 per 50sqm office), relaxable for conservation benefits or public transport. Committee found 18-space shortfall unacceptable despite bus access and cycle parking, as it would increase on-street competition.
Environment Policy 42
New development must reflect locality's character in buildings/landscape. Proposal ignored Victorian detailing, plot widths, cornice lines highlighted in Character Appraisal.
no objection to the application
do not oppose the application
support the application for providing premium quality office accommodation in a key location
The original application for alterations and a two-storey roof extension to Exchange House, an existing 1970s office building in the Athol Street & Victoria Street Conservation Area, was refused by the Department of Infrastructure for failing to preserve Conservation Area character due to mass and height (EN35), not respecting the building's architectural style (GP2 b,c,g; BP8; StP5), and inadequate parking provision (TP7; GP2 h). The appellant argued the extension would enhance the evolving townscape, provide much-needed Grade A office space in a sustainable location, and that parking concerns were mitigated by cycle facilities and location. The inspector found the scheme would enhance the Conservation Area through innovative design, setbacks, glazing for lightness, and rendering improvements, while parking shortfall was acceptable given the highly sustainable town centre location and proposed Travel Plan. Economic benefits from modern office space were also a strong supportive factor. The Minister accepted the inspector's recommendation to allow the appeal subject to conditions.
Precedent Value
Demonstrates bold, innovative extensions can enhance Conservation Areas if high-quality, contextually justified and economically beneficial, especially in business hubs; parking standards flexible in sustainable locations with Travel Plans. Future applicants should use refined visuals, emphasise evolution over uniformity, and secure third-party economic support.
Inspector: Alan Langton
