Officer Planning Report Recommendations

Planning Report And Recommendations {{table:275821}} ### Considerations {{table:275814}} ### Written Representations Mr A Jessop ### Consultations {{table:275815}} {{table:275816}} {{table:275817}} {{table:275818}} {{table:275819}} {{table:275820}} ## Policy

Officer's Report

The site comprises the area of land fronting the west side of Walpole Avenue, having also frontages to Victoria Street and Lord Street. Used for parking at present (surface level).

The application seeks approval in principle to develop the site as a hotel. This would have seven floors, 1 ½ of which would be underground (lowest tow levels for car-parking) 220 bedrooms. There are indicative drawings showing the layout at each level and an elevation to Walpole Avenue.

The site is zoned on the Local Plan for Predominantly Office use. Within the area covered by the Douglas 2000 Area Order.

The principal issues are:

• Loss of site for Office purposes;
• Suitability of the site for the proposed use;
• Acceptability of the indicated height and size;
• Accordance with the Department of Tourism and Leisure policies; and
• Impact on adjoining land/buildings

• Loss of the Site For Office Purposes

There remains sufficient space for the location of new office uses in the Town Centre, either by use of cleared sites or by redevelopment.

• Suitability for hotel use
• Clearly appropriate

• Acceptability of height/size

The indicated height and size are commensurate with previous proposals for office buildings and with other buildings within the Town Centre.

• Department of Tourism and Leisure
• See letter dated 31st May from Department of Tourism and Leisure

• Adjoining land/buildings
• Those buildings most affected would be
• Jubilee Buildings;
• The Police Station; ad
• Those fronting on to the east side of Walpole Avenue.

These relationships appear acceptable to me.

I recommend approval, since the proposed use is acceptable, and the indicative drawings are sufficient to demonstrate that the described development could be accommodated on the site without unacceptable impacts to planning interests.

PC to consider whether a hearing is required. I suggest not.

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. 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.

C 2. 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.

C 3. 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.

C 4. 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:-

• (a) the building should be of modern architectural style using high quality finishes and detailing;
• (b) 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
• (c) the building should not, generally, at eaves level, be higher than the eaves level of the Jubilee Buildings.

N 1. The applicant is advised to consult the Water Authority with regard to the Water Supply Byelaws.

Decision Made : ... Committee Meeting Date : ...

1. See letter of 2017 from Construction Design Ltd.

1. I have been asked to refer this back to the P.C. If the C. still has concerns, we should arrange a Douglas 2000 hearing.

1. We could/should deny approval to the form and style of the building illustrated in the indicative drawing.

Signed ☐ Date 1/8/5

Signed ☐ Date 13/5

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Signed Date

Recommendations	Mr. Jessop - in support.	Approval / Refuse

1. The site is zoned on the Local Plan for Predominantly Office use. Within the area covered by the Douglas 2000 Area Order.

1. The principal issues are

• (a) loss of site for Office purposes;
• (b) suitability of the site for the proposed use;
• (c) acceptability of the indicated height and size;
• (d) accordance with DTL policies; and
• (e) impact on adjoining land/buildings.

Signed ☐ Date 13/5

Summary of objections / views

Recommendations Approval / Refuse

Signed Date

DOLGE Planning/11/2004/as

GENERAL REPORT

Site Visited

Yes / No

Application No: 05/464	Page 3 of
Planning Report and Recommendations
General Report	Site Visited Yes / No
5. Loss of site for office purposes
There remains sufficient space for the location of new office uses in the Town Centre, either by use of cleared sites or by reder't.
6. Suitability for hotel use
Clearly appropriate
7. Acceptability of height/size
The indicated height and size are commensurate with previous proposals for office buildings,	Signed Date 31/5
Summary of objections / views
Recommendations	Approval / Refuse
	Signed
	Date

GENERAL REPORT	Site Visited	Yes / No
and with other buildings within the Town Centre.
8. DTL policies
See letter dated 31/5 from DTL
9. Adjoining land/buildings
These buildings most affected would be (a) Jubilee Buildings; (b) The police station; and (c) Those fronting on to the east side of Walpole Avenue.
These relationships appear acceptable to me.	Signed	Date 31/5
Summary of objections / views
Recommendations	Approval / Refuse
I recommend approval, since the proposed use is acceptable, and the indicative drawings are sufficient to demonstrate that the described dev't could be accommodated on the site without unacceptable impacts to planning interests.
P.C. to consider whether a	Date 31/5/05