18 May 2000 · Planning Committee (Douglas 2000 Area Order hearing, 5 May 2000); appeal dismissed by Inspector R S Hawthorne
Isle Of Man Government, Manx Industrial Relations Service, Imperial Buildings, Bath Place, Douglas, Isle Of Man, IM1 2by
The proposal involves demolishing existing low-quality offices and warehouses on a prominent 'gateway' island site in Douglas and replacing them with a modern six-storey office building (28m high) enclosing a central landscaped atrium, with two basement parking levels for 356 cars.
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The Planning Committee found the office use compliant with zoning but departed from Policy D/O/P11's five-storey limit due to the site's 'island' nature, width of surrounding roads, and gateway import…
Douglas Local Plan Policy D/O/P11
Restricts new office development to five storeys above ground level from lowest site point due to scale concerns. Officer noted proposal exceeds this (6 storeys, 28m) but Committee/Inspector justified departure given unique island/gateway site, no rigid adherence required, and reduced dominance via design; rare circumstances limit precedent risk.
No objection in principle to general arrangement of vehicle access/egress and car parking; position reserved on pedestrian accesses and off-site highway layout
Main entrance accessible for unassisted wheelchair users; lift access to all floors; disabled toilets; 4% + 4 disabled parking spaces
Prestigious landmark building essential for commercial viability; single-phase development; supports finance sector needs
Modern design reflects maritime theme; flexible office space; low energy; complies with fire conditions
Consult on siting of substation for proposed load
Multiple consultees and local bodies provided responses to the approval in principle for office development at Imperial Buildings; Douglas Corporation objected on design and height grounds while others raised conditional concerns or no objections.
Key concern: mass and height of the proposed building is considered excessive in such a prominent location, and exceeds Douglas Local Plan storey limits
Borough Of Douglas Technical Services Department
ObjectionDouglas Corporation wishes to raise an objection to the proposals on the following grounds
Manx Electricity Authority
Conditional No ObjectionThe applicant is advised to consult with MEA...
Conditions requested: consult with MEA to determine the clearance required from the overhead line which crosses the site; consult with MEA to determine the clearance required from the underground cable which crosses the site; consult with MEA with regard to the siting of an electricity substation to cater for the proposed load; prior to the commencement of any works or the submission of detailed plans, consult the MEA to ensure that an adequate supply of electricity can be made available to service this development; prior to the commencement of any works consult the MEA with regard to the siting of service meter positions; consult with the MEA with regard to a central meter position
Department of Transport Highways and Traffic Division
Conditional No ObjectionNo objection in principle in respect of the general arrangement of vehicle access/egress and car parking; I wish to reserve the Department's position in respect of the pedestrian accesses
Isle of Man Fire and Rescue Service
Conditional No ObjectionNo compartment can exceed 5000 cubic meters unless it is provided with sprinklers. The minimum separation between any compartment to be one hour.; I would not object to the 6th floor providing the whole building is sprinklered.
Conditions requested: No compartment can exceed 5000 cubic meters unless it is provided with sprinklers; minimum separation between any compartment to be one hour; whole building is sprinklered for the 6th floor
Society for the Preservation of the Manx Countryside and Environment
Conditional No ObjectionAs a new office block at Heathrow Airport it would be fine... but in the centre of Douglas it just won't do!; MUST BE RESISTED and for this we rely on the Planning Committee's resolve.
Conditions requested: made quite clear that there is no commitment whatsoever to the design presented
Precedent Value
Demonstrates value of technical expert reports (e.g. rights to light/sunlight), statutory consultee support (fire service), and market evidence in rebutting council objections on prominent town centre sites; emphasises reserved matters for detailed design.
