29 April 2024 · Planning Committee
Villiers Square, Fort Street, Douglas, Isle Of Man, IM1 2ax
The site at Villiers Square, Fort Street, Douglas, is a largely undeveloped brownfield gap site within the Douglas Promenades Conservation Area and designated as Comprehensive Treatment Area 1 in the Area Plan for the East 2020.
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The officer judged the proposal complies with Comprehensive Treatment Area Proposal 1, allowing office, leisure, retail, hotel, food/drink and public open space.
Strategic Policy 1
Requires development within Douglas urban area; site in town centre Mixed Use Area supports offices/retail/hotel above ground retail.
General Policy 2
General development considerations; balanced site optimisation in centre against amenity/highways with mitigations.
Environment Policy 35
Development in Conservation Areas; high-quality design enhances character by filling gap site, rhythmic bays match Victorian sweep.
Environment Policy 42 - character and need to adhere to local distinctiveness
Design respects locality character; contemporary marker building with vertical emphasis ties to Villiers House and promenade corners.
Support regeneration of run-down areas
Regeneration of run-down urban areas; redevelops long-term gap site per CTA1.
Business Policy 7
New office development in town centres; provides modern grade A space addressing market gaps.
Business Policy 11
Sustainable tourism; 80 bedrooms boost serviced accommodation.
Transport Policy 4
Highway safety; 50 spaces, Travel Plan, swept paths acceptable in PT-accessible centre.
Environment Policy 10 - Development and flood risk
Development and flood risk; FRA mitigations (raised floors, barriers) conditioned.
Environment Policy 41
Archaeological assessment; watching brief conditioned.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Vehicular access
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans (namely drwg. no. 21141S-56T-P0-00S-D-A-001 P02), and shall thereafter be retained for access purposes only.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans (namely drwg. nos. 21141S-56T-P0-00S-D-A-001 P02 and 21141A-56T-P4-B1F-D-A-001 P02). Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Replacement bus stop
Prior to the occupation of the development a replacement bus stop and bus shelter on Loch Promenade shall be provided.
Landscaping scheme
Notwithstanding the level of information provided to date, a hard and soft landscaping scheme shall be submitted to and approved in writing by the Department prior to the commencement of above ground works relating to the development. This shall include details relating to all green roofs associated with the development. All landscaping 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 Department. 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 Department.
Bat roost assessment
Prior to the commencement of any demolition works on site, a preliminary bat roost assessment shall be undertaken on the buildings by a suitably qualified ecological consultancy and a report detailing the findings submitted to the Department and approved in writing. Should the assessments find evidence of roosting bats, then further survey may be required as will details of avoidance and mitigation measures which may include requirements for the timing of building demolition and the provision of new roosting spaces.
Breeding bird assessment
Prior to the commencement of development, a breeding bird assessment plan shall be submitted to the Department and approved in writing. The plan should contain the results of a breeding bird assessment on the buildings, including the process and timing for checking for their presence, or the measures to be put in place on the assumption that breeding birds are present in the buildings including any proposed mitigation measures. The proposed mitigation measure must also as a minimum contain details of at least 1 swift nest brick to be built into the new buildings.
Cladding, windows, doors samples
No above ground works relating to the development shall commence until sample details of cladding, windows, external doors and rooftop plant room louvres have been submitted to and approved in writing by the Department. The development shall not be occupied/brought into use unless the external finish has been applied in accordance with the approved details and be retained thereafter.
Brickwork panels
No above ground works relating to the development shall commence until panels of all variations of brickwork proposed, including movement/mortar joints, have been erected on site (or an alternative location) and approved in writing by the Department. The development shall not be occupied/brought into use unless the external finish has been applied in accordance with the approved details and be retained thereafter.
Archaeological watching brief
No development shall take place until a written methodology for an archaeological watching brief relating to the site groundworks has been submitted to and approved in writing by the Department. The programme of archaeological monitoring shall be fully implemented in accordance with the approved written methodology.
Flood risk measures
The development shall be undertaken in full accordance with the mitigation and flood risk prevention measures outlined in Section 7 of the approved Flood Risk Assessment (Waterco) received 30.10.2023.
Substation details
Prior to the commencement of above ground works, and notwithstanding the level of information already provided, full details relating to the design, form and layout of the approved substation shall be submitted to the Department for approval in writing. This shall also include details relating to flood resistance and mitigation measures in line with the recommendations provided within the approved Flood Risk Assessment.
No permitted telecoms apparatus
Notwithstanding the provisions of the Town and Country Planning (Telecommunications) Development Order 2019 or any order amending, revoking or re-enacting that Order no telecommunications apparatus shall be erected or installed under Schedules 2 or 3 to that order without an express grant of planning approval from the Department.
No height increase
There must not be any building, engineering or other work which will involve increasing the height of the building above what is shown on the approved plans and other documents listed on this decision notice.
No additional pipework on elevations
Other than those shown on the approved drawings, no soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the elevations of the building hereby approved.
External plant details
Any telecommunications apparatus (not for the purposes as set out under Town and Country Planning (Telecommunications) Development Order 2019), extraction plant, air conditioning units and any other plant or equipment that is required on the exterior of the buildings shall be installed in accordance with details to be submitted to the Department in writing to be agreed. The details shall include: proposals for communal provision of television receiving equipment, wherever possible; siting; appearance; any arrangements for minimising the visual impact; and any arrangements for mitigating potential noise and vibration.
Piling method statement
In the event that piling is used, no piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for works) has first been submitted to the Department in writing to be agreed. Any piling must be undertaken in accordance with the terms of the approved piling method statement.
Loading/offloading areas
The development and use hereby approved shall not be brought into use unless its loading, offloading, turning and parking areas have been provided and surfaced in accordance with the details shown on the approved plans, for each block. Once provided, the loading, offloading, turning and parking areas shall thereafter be permanently retained as such.
Car park ventilation
In the event that car park ventilation is required, no part of the development hereby approved shall progress above lower ground level until there has first been submitted to the Department in writing to be agreed, a scheme to ventilate the car park and minimise the ingress of polluted air, and management thereof. The development shall be carried out in accordance with the report so agreed, and shall be retained as such thereafter.
No permitted enclosures
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2012 or any order amending, revoking or re-enacting that Order no means of enclosure, other than that shown on the approved plans and other documents listed on this decision notice, and any drawings approved subsequently in writing by the Department pursuant to any conditions on this decision notice, shall be erected on the site under the terms of Class 39 of Schedule 1 to that Order without an express grant of planning approval from the Department.
Bird strike prevention
Notwithstanding the details shown on the approved plans all glass balustrades/balconies shall be installed with measures to prevent bird strikes to be either etchings on the glass or use of ultraviolet decals.
Support subject to highways resolution and waste storage conditions
Supports as key brownfield redevelopment delivering offices, retail, hotel per CTA1 and Economic Strategy
Fully supportive for 80-bedroom hotel aligning with Visitor Economy Strategy
Supports with crime prevention measures via design
No planning concerns; access confirmed
Multiple statutory consultees including Planning Policy, DOI Highways, DEFA Registered Buildings Officer, DEFA Biodiversity, and Fire & Rescue Service provided responses with no outright objections; DOI Highways raised ongoing highway access and servicing concerns requesting revi…
Key concern: Ongoing DOI Highways concerns regarding Fort Street access, Victoria Street exit for large vehicles, bus stop design, and servicing strategy
Planning Policy, Cabinet Office
No CommentThe site falls within a larger area identified as a ‘CTA’ or Comprehensive Development Area.; I draw your attention in particular to the Recommendations section on page 22.
DOI Highways Development Control
Conditional No ObjectionThe principle of the development is likely to be acceptable, but further alterations... are requested.; Revisions to access and layout, and further information... are requested.
Conditions requested: Highway adoption plan required; Travel Plan implementation; Off-site highway works via S109(A) agreement
DEFA Assistant Registered Buildings Officer
Conditional No ObjectionDo not object subject to conditions.; It is judged that the scale, form and massing of this particular elevation as currently proposed does harm this important view... less than substantial.
Conditions requested: Sample details of cladding, windows, external doors and rooftop plant room louvres; Panels of all variations of brickwork proposed
DEFA Ecosystem Policy Team (Biodiversity)
Conditional No ObjectionThe Ecosystem Policy Team can confirm that the Manx Wildlife Trust’s PEA... is all in order.; We recommend that compensation is provided in the form of at least 1 swift nest brick...
Conditions requested: Construction Environmental Management Plan (CEMP); Preliminary bat roost assessment; Breeding bird mitigation plan including swift nest bricks; Sensitive low level lighting plan; Detailed landscaping plan including green roof and 5 year management schedule
Isle of Man Fire & Rescue Service
No ObjectionFrom a FRS point of view our primary planning concern was around high reach appliance access... this has been confirmed as in accordance with ADB.; We will now continue to engage with the developer in regards to internal matters which do not relate to planning.
