10 April 2006 · Planning Committee
Site Bounded By Victoria Street, Lord Street And, Walpole Avenue, Douglas, Isle Of Man, IM1 2sh
The proposal sought approval in principle to amend the prior approval (PA 05/00464/A) for a 220 bedroom hotel by incorporating a casino and reducing bedrooms to approximately 190. Indicative plans showed a multi-level building with underground and ground-level car parking (226 spaces total), public facilities including…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the amendment as acceptable since it built on the extant approval for hotel development (PA 05/00464/A), with the casino addition and bedroom reduction not altering the site's sui…
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 requirement
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 requirement
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.
No adverse traffic impacts, subject to conditions requiring Transport Assessment and Road Safety Audit
no objection
No objection in principle subject to full drainage details
no objection, note re water supply connections
Multiple statutory consultees responded to PA 05/92391/A with no objections subject to standard conditions on drainage, water supply, and highways matters; DoT Highways raised specific highway concerns but no objection with conditions; Douglas Building Control did not object.
Key concern: inadequate sight lines for vehicles emerging onto Walpole Avenue footway risking car/pedestrian accidents
DoT Highways
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions; DoT Highways has a number of concerns with this application as set out below and suggests the agent contacts this Department to discuss these issues further
Conditions requested: As part of any reserved matters application, the applicant shall include a Transport Assessment which projects the number of arrivals and departures by staff, patrons and guests and demonstrates how those movements will be catered for; As part of any reserved matters application, the applicant shall provide a Road Safety Audit
IoM Water Authority
Conditional No ObjectionFor connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section, tel. 69 59 58
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Douglas Drainage Division
Conditional No ObjectionNO OBJECTION in principle subject to:-
Conditions requested: Full drainage details for the proposed development must be submitted to the Borough of Douglas Drainage Division for approval prior to construction; The proposed disposal of surface water from any car parking area must be via a suitable petrol/oil interceptor; Communication fees will be payable in respect of any foul drainage connections; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage systems; NO groundwater will be permitted into any public foul or surface water sewer (either pumped or by gravity); any proposed basement be tanked in order to reduce the infiltration of ground water
Douglas Building Control
No Objectionthe committee agreed not to raise an objection to the application
Andrew Jessopp
No CommentI supported the initial application but I question the justification for the change. Does Douglas need two Casinos? It may be that the existing casino will close/transfer to this site but I doubt a valid planning condition could be attached. I thought a shortage of quality bedspaces was the 'driver' for the development not attracting more gamblers.
