29 March 2022 · Planning Committee
Faze 2, 1, Marina Road, Douglas, Isle Of Man, IM1 2hd
The proposal involves demolishing tired existing retail and residential buildings on a corner site in Douglas town centre and replacing them with a contemporary four-storey structure featuring a sedum roof, red brick and grey cladding panels, timber cladding on the corner, large ground-floor glazing for active retail f…
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The principle of retail at ground floor and apartments above was supported as the site is in a designated 'Mixed Use' area of Douglas town centre per Area Plan for the East (TAPE) and Strategic Plan p…
General Policy 2
Requires development to respect amenities, character, flood risk, sustainable construction, and excavation control. Officer assessed proposal compliant across design (b,c), neighbouring/living amenities (g,h), flood risk (l), sustainable features (n), and excavation (f), with conditions securing details.
Environment Policy 42 - character and need to adhere to local distinctiveness
Requires development to respect local character. Contemporary design with sedum roof, cladding, and glazing accepted as enhancing streetscene in varied town centre context, supported by TAPE UEP3 for innovative solutions.
Housing Policy 4
Supports housing in towns like Douglas. Apartments above retail in mixed-use town centre location accepted per TAPE Urban Environment Proposal 1.
Environment Policy 10 - Development and flood risk
Addresses flood risk. Site in surface water flood zone but low risk to upper-floor residential; no FRA required, but condition for mitigation measures to protect ground floor/basement.
Transport Policy 7
Requires parking but allows reductions in town centres near public transport. No on-site parking accepted due to sustainable location within 900m of bus station.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
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 the sedum roof, 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.
Bin storage
The development hereby approved shall not be occupied or operated until the bin storage has been provided in accordance with the approved plans. Such area shall not be used for any purpose other than the storage of bins associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure sufficient bin storage is provided and retained for such use.
Flood mitigation scheme
No development shall commence until a scheme for flood mitigation measures are first submitted to and approved in writing by the Department. All works which form part of the scheme shall be completed before any part of the ground floor or basement is occupied and shall be permanently retained thereafter. Reason: To safeguard the amenities of prospective occupiers.
Heat pumps and solar panels
Prior to the occupation of either the retail or residential use, a scheme for the roof mounted air source heat pumps and Solar panels are first submitted to and approved in writing by the Department. All works which form part of the scheme shall be completed in accordance with those details. Reason: To protect the neighbouring amenities.
Basement excavation scheme
No development shall commence until a scheme for the basement excavation is first submitted to and approved in writing by the Department. All works which form part of the scheme shall be completed in accordance with those details. Reason: To control the level of excavation on site.
Initially commented on bin, bicycle storage, and electric provision; no objection to amended plans.
Initially concerns over doors opening onto highway; no objection to amended plans subject to condition.
No objection but highlighted surface water flooding risk and recommended flood resilience.
Douglas Borough Council initially objected due to inadequate bin storage space but withdrew the objection after amendments and supported the application subject to conditions; DOI Highways recommended amendments for bicycle parking and bin store doors but later accepted the revis…
Key concern: inadequate bin storage space non-compliant with Housing Standards Regulations 2017
Douglas Borough Council
No CommentThe apartments will require 2 x 240ltr bins for residual waste with the proposed commercial unit needing 1 x 1100ltr bin.; we would suggest that the applicant considers the installation of lighting in the lane as well as the type of bicycle rack
Douglas Borough Council
No CommentThe Council would kindly request a time extension in order to consider both PA 21/01119/B
Douglas Borough Council
ObjectionThe Committee’s main concern relates to the size of the bin store; there is insufficient space between the bins making it difficult for the tenants of the property to dispose of their residual waste and recyclable materials
Douglas Borough Council
Conditional No ObjectionBased upon the amended plans and revisions made to the bin storage area dated 21st November 2021 Douglas Borough Council wishes to withdraw its original objection.; Subject to agreement being reached on the above conditions the Council now supports the application.
Conditions requested: That lighting be installed in the rear access lane to the bicycle store in the interest of safety and security; That the applicant provides a waste management strategy which should form part of the application and be made available for inspection upon request to both the Local Authority and the Planning Department; That no approval be given for refuse or recycling storage along Senna Road, Marina Road and Market Street to protect the streetscene and highway safety
Douglas Borough Council
No Objectionwe have no problem with the amended plans, these are as what was agreed. Our letter of the 23rd November still stands.
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe number of bicycle spaces for residential use is below the required level within Manual for Manx Roads of one per bedroom with five shown instead of six.; It is illustrated with doors opening over the highway which is unacceptable for safety reasons
Conditions requested: revised details necessary for bicycle storage and bin store doors (inward opening folding or roller shutters); provide run off / surface water drainage to prevent water flowing onto public road
Department of Infrastructure Highways Development Control
Conditional No ObjectionWith the onset of these changes, the proposal is acceptable to HDC, allowing opposition to be raised on condition that...
Conditions requested: proposal accords with Drawing no: 20/3021/04B; form of the cycle parking specified as semi vertical or gas propelled; doorway of the associated storage facility specified as roller shutter
Department of Infrastructure Flood Risk Management Division
No ObjectionFlood Risk Management Division would like to point out that this development lies within a surface water flooding zone and suggest that flood resilience is built in to the development
