Site Bounded By Victoria Street, Lord Street And, Walpole Avenue, Douglas, Isle Of Man, IM1 2sh
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Strategic Policy 4
Protect or enhance fabric and setting of Conservation Areas. DEFA RB Officer assessed proposals against this, finding no adverse impact on Douglas Promenades Conservation Area character due to compatible massing and contemporary style matching adjacent Celtic House.
Environment Policy 35
Within Conservation Areas, permit only development preserving or enhancing character. Assessed for Victoria Street elevation infill; successful in massing but eastern junction with Jubilee Buildings could be better considered.
Environment Policy 36
Development outside but close to Conservation Area boundary not to detrimentally affect views or setting. No impact on Athol Street/Victoria Street or Douglas North Quay Conservation Areas; Walpole Avenue elevation compatible in height and materials.
Policy TM/5 Vehicle Restriction and Traffic Calming
Presumption in favour of large mixed-use schemes including tourism/leisure/entertainment with offices/residential above ground floor active frontage. Site in 'The Fort' Mixed Use Proposal Area; policy requires highest design quality and public realm improvements.
No objection subject to conditions: agreed building over public foul sewer, no surface water to foul drainage, connection to public sewer acceptable to MU
Do not object subject to conditions on external finishes and facing brickwork samples to protect Conservation Area character
Supports the application as it accords with Mixed Use designation, redevelops key brownfield site, provides office space in town centre, supports night-time economy
Accords with Area Plan for the East Town Centre Mixed Use Proposal 5
No comment on design; accepts archaeological recommendations but urges conditions for programme of works and retention of historical features like sea-wall and jostle stones
DOI Highways raises substantial concerns about access design, traffic impact, parking, and pedestrian connectivity, recommending major revisions. Other consultees generally support or have no objections subject to conditions on heritage, ecology, utilities, and affordable housing.
Key concern: All proposed accesses have safety problems/design issues that need to be resolved
Department of Infrastructure Highways Development Control
ObjectionRecommendation: Substantial revisions to access and layout, and further information in the transport assessment, are required.; All proposed accesses have safety problems/design issues; The applicant has not demonstrated how the development will safely be accommodated
Conditions requested: Demonstrate footway levels meet Manual for Manx Roads and Inclusive Mobility; Travel Plan to be implemented with additional measures; EV charging points to be provided; Cycle parking per Manual for Manx Roads standards, staff showers/lockers; Parking management plan; Off-site works plan for splitter island, parking rearrangement, bus stop and crossing improvements; s109(A) Highway Agreement for highway works; Road Safety Audit after access revisions
DEFA Assistant Registered Buildings Officer
Conditional No ObjectionDo not object subject to conditions; In the interests of the character and appearance of the Conservation Area
Conditions requested: No development shall commence until sample details of metal cladding, GRC cladding, roof finishes, windows and external doors have been submitted to and approved in writing; No development shall commence until panels of all variations of brickwork proposed have been erected on site and approved in writing
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team therefore recommend that the following conditions are secured on approval; opportunity to incorporate swift nest bricks
Conditions requested: Breeding bird mitigation plan with avoidance, compensation, nesting bricks for house sparrows; Preliminary bat roost inspection of sub-station, with mitigation if bats present including bat bricks/boxes; Construction method statement to prevent damage to MNR (spill kits, secure storage, etc.); Soft landscaping plan consulted with ecologist using native species
Manx Utilities Authority
No ObjectionMU have sufficient capacity foul/surface water drainage for this particular scheme; Manx Utilities have agreed the potential building over of a section of the public foul sewer
Conditions requested: No discharge of surface water to foul drainage systems; Connect to public sewer per 'Manx Sewers for Adoption', complete connection form; Surface water flows attenuated to agreed rate prior to discharge; Develop foundation requirements for building over public foul sewer
Business Isle of Man
SupportBusiness Isle of Man supports this application
Cabinet Office Planning Policy
No Commentpresumption in favour of large or comprehensive development schemes
Department of Infrastructure Public Estates and Housing Division
Conditional No ObjectionConditions requested: Section 13 Agreement for 25% affordable housing (6.25 units) or commuted sum in lieu
Douglas Borough Council
No CommentPrior to making a decision on PA 23/01039/B the Council will be reviewing the comments from the Highways Services Division
