9 August 2005 · Planning Committee
Site Bounded By Victoria Street, Lord Street And, Walpole Avenue, Douglas, Isle Of Man, IM1 2sh
The proposal seeks approval in principle for a large hotel development on a currently surface-level car parking site in central Douglas, zoned for predominantly office use under the Douglas 2000 Area Order.
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The officer assessed that the loss of the site for office purposes was acceptable as sufficient space for new offices remains in the town centre through cleared sites or redevelopment.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Transport Assessment and Road Safety Audit
The application for Reserved Matters must include a Transport Assessment which projects the number of arrivals and departures by staff, patrons, guests, and service vehicles and demonstrates how those movements will be catered for, and a Road Safety Audit; both should be prepared in consultation with the Highway Authority.
Drainage details
The application for Reserved Matters must include full details of all drainage proposals, including site investigation to establish existing services, flow calculations, and arrangements for pool discharge and petrol interception; these details should be prepared in consultation with the Drainage Services Manager at Douglas Corporation.
Design criteria
No approval is hereby implied to the layout and design shown on the submitted indicative drawings; the detailed design should be prepared in consultation with the Department's planning officers, and should comply with the following criteria: the building should be of modern architectural style using high quality finishes and detailing; the ground-level frontage to the highway should include active public rooms and interest, and should not comprise a dead frontage simply masking garaging and accommodating ventilation grilles; and the building should not, generally, at eaves level, be higher than the eaves level of the Jubilee Buildings.
I write in support of the principle of this application... The proposed use for the site would appear to be in keeping with the proposals for the area and hopefully if pursued will lead to a vast improvement to the area and act as a catalyst to further investment.
Seems appropriate to the site both as to use and design. (Will it really survive as an Hotel, one wonders? Jolly good if it does) We like the link to Victoria Street.
The Department is keen to see the development of new tourism accommodation in line with Government objectives... increasing bed stock to 7000 with particular reference to 4 star and above serviced accommodation.
Multiple consultees responded to planning application 05/00464/A for a five-storey hotel development in Douglas, with most expressing no objection subject to conditions on highways, drainage, water supply, and environmental health requirements, while Tourism and others provided support.
Key concern: Inadequate sight lines for vehicles emerging onto Walpole Avenue footway
DLGE Environmental Health
Conditional No ObjectionThe walls, floors, doors, windows, ceiling, woodwork, and all other parts of the structure of every food room shall... enable them to be effectively cleaned, and prevent... risk of infestation
Conditions requested: Floor of any food room surfaced with impervious material; Surfaces impervious to grease and easily cleaned; Shelves and service pipes fixed clear of walls and floor; Cupboard units constructed to prevent vermin harbourage with cleaning access; Cooking equipment fixed clear of walls with cleaning access; Suitable ventilated food storage with refrigeration at safe temperatures; Suitable sinks for food washing and equipment with hot/cold water; Suitable ventilation including extract to cooking appliances; Suitable lighting; Accommodation for clothing not in food rooms; Hand washing basins for food handlers; Sanitary accommodation with ante-chamber and ventilation; Refuse storage within boundaries on impervious floor; Intercepting grease from drainage
Isle of Man Water Authority
Conditional No ObjectionFor connections to Flats and Apartments the following apply - 'Water Supply To Flats And Apartments – Regulations', and if applicable a 'Form Of Undertaking In Respect Of Supply Pipes'
Conditions requested: Condition that the applicant must contact the Authority to ensure a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Department of Tourism and Leisure
SupportThe Department is keen to see the development of new tourism accommodation in line with Government objectives of Economic Progress; twin aims of increasing visitor spend by 3% per annum in real terms and increasing bed stock to 7000 with particular reference to 4 star and above serviced accommodation
DoT Highways
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions
Conditions requested: As part of any reserved matters application, include a Transport Assessment projecting arrivals/departures and demonstrating accommodation; As part of any reserved matters application, provide a Road Safety Audit
SPMCE
SupportSeems appropriate to the site both as to use and design. (Will it really survive as an Hotel, one wonders? Jolly good if it does!) We like the link to Victoria Street.
Douglas Borough Drainage
Conditional No ObjectionConditions requested: Applicant must contact Borough of Douglas Drainage Department to establish drainage connection points; Provide foul drainage flow calculations and detailed drawings showing manhole construction; Provide details of swimming pool drainage to include discharge flow rates and effluent composition; Disposal of surface water from car parking via petrol interceptor; Site investigation to establish historic services
Douglas Building Control
No CommentPlease defer the following application until the Public Works Committee has considered them on 20 April 2005 after which I will advise of their comments.
