25 August 2015 · Delegated - Director of Planning and Building Control (Michael Gallagher)
Site 1 Of Former Isle Of Man Holiday Camp, Switzerland Road, Douglas, Isle Of Man, IM2 4re
The proposal involves building four two-storey office blocks, each 13.4m long, 23.2m wide and 9.5m high to ridge, finished with slate effect concrete tiles, traditional render, Manx stone walls, and dark grey coated windows and curtain walling at corners for a contemporary business park look.
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The officer assessed the proposal against key issues of land use zoning, highway/parking, and visual amenity. The principle of office development was acceptable as the site is zoned 'Business Park' un…
General Policy 2
Requires development in line with zoning to respect site/surroundings in scale/design/landscaping, not harm amenity/highways/landscape, provide parking/access, and safeguard trees. Officer assessed proposal complies as zoning matches, setbacks/tree retention ensure visual fit, parking/access safe, no amenity harm.
Strategic Policy 1
Designates Douglas urban area as main employment/services centre. Officer noted this supports office development in Business Park zone.
Business Policy 7
New office space in town centres or zoned business parks. Officer confirmed site zoned Business Park under Douglas Local Plan, so principle acceptable.
Transport Policy 4
Highways to accommodate development traffic safely. Officer found access/kerb changes/parking layout safe per Highways Services, matching 2011 approval.
Transport Policy 7
Parking per Department standards. Officer calculated 122 spaces meets 1:15m² for out-of-town offices, with cycle/motorcycle provision.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Vehicular access construction
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, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Car parking provision
The development hereby approved shall not be occupied or operated 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. Reason: In the interests of highway safety.
Kerb line alteration
No building works shall take place until the kerb line alteration, as shown in drawing number 5741/006, has been carried out. Reason: In the interests of highway safety.
Cycle racks details
Prior to the installation of the cycle racks, details of the racks shall have been submitted to and approved in writing by the Planning and Building Directorate and thereafter, the racks shall be installed in accordance with the approved details. The racks must provide adequate cover. Reason: In the interests of highway safety.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Tree protection fencing
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees indicated as being retained on drawing B103 REV F and other existing or proposed landscape areas. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Tree/hedge replacement
The existing trees and hedges shall be retained in accordance with the approved details. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Planning Directorate and these works shall be carried out as approved. Details of the landscaping works include, but not inclusive to, details of new tree planting within the car park area. All further planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of any of the offices, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any the offices hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
Shower facilities
Each office unit shall provide for at least one communal shower unit and that shower unit must be retained in perpetuity. Reason: to encourage non-motorised vehicle use in accordance with the IoMSP
Use restriction to offices
For the avoidance of doubt, the buildings shall be used only as Offices, which fall within Class 4 of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2012. Reason: The site is in an area designed as "Offices- Business Park" under the Douglas Local Plan Order 1998 and The Planning and Building Control Directorate has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.
No objection subject to conditions on access, parking, kerb alteration, cycle racks, and showers
No objections as risk of harm to fish populations in nearby watercourse is low
No objection; majority of trees to be retained with protective fencing per BS5837, replacement trees in car park to be appropriate species like rowan or whitebeam
No comments
DEFA Arboricultural Officer recommends tree protection measures for retained trees and appropriate replacement planting species. DEFA Fisheries has no objections due to low risk to nearby fish populations.
Key concern: trees must be fenced off against damage during engineering works
DEFA Arboricultural Officer
Conditional No ObjectionI would suggest that these be fenced off against damage during the course of engineering works and in line with the canopy spread wherever possible.; The applicant should refer to our BS5837 summary (appendix) which is attached to this email especially with regard to the specification for tree protection barriers.; The replacement semi-mature trees should be of an appropriate species for a car park namely rowan, whitebeam or a deciduous species of similar ultimate size.
Conditions requested: trees to be fenced off against damage during engineering works in line with canopy spread wherever possible; refer to BS5837 summary for tree protection barriers specification; replacement semi-mature trees should be of an appropriate species for a car park namely rowan, whitebeam or a deciduous species of similar ultimate size
DEFA Fisheries
No ObjectionDEFA, fisheries has no objections to the proposed development as the risk of harm to any fish populations in the nearby watercourse is considered to be low.
