20 November 2007 · Minister for Local Government and the Environment on appeal
20, St Georges Street, Douglas, Isle Of Man, IM1 1ah
The proposal was for a modern five-storey building (including semi-basement) providing 1400 sq.m net office floorspace and 15 basement parking spaces on a cleared corner site currently used for surface parking, backing onto St George's churchyard.
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The Planning Committee refused against officer advice solely on design grounds, stating the building's design, external appearance, height and massing would not respect the character and appearance of…
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; no adverse effect on townscape character or locality amenity. Officer found compliant as design sits comfortably despite modern style; Committee/appeal tested against prominent corner location, finding horizontal emphasis and lack of vertical window emphasis fails to respect locality's traditional features like tall windows and string courses.
Environment Policy 42
Requires design of new development to take account of character/identity of immediate locality. Officer considered visual impact acceptable; Committee found design/appearance/height/massing harmful to visual amenities; Inspector noted varied styles in area with no design brief, no conclusive harm.
Strategic Policy 1
Efficient land use; proposal redevelops brownfield site acceptably.
Strategic Policy 2 - Priority for new development to identified towns and villages
Development strategy; town centre office compliant.
Strategic Policy 3 - To respect the character of our towns and villages
Employment land; zoned office use.
Spatial Policy 5
Town centres; central Douglas location.
Strategic Policy 6 - Major employment-generating development
Infrastructure; parking/travel plan addressed.
Strategic Policy 7
Transport; reduced parking justified.
Strategic Policy 10
Urban regeneration; suitable site.
Business Policy 7
New office floorspace in zoned town centre land.
Business Policy 8
New offices to respect scale/character of nearby buildings and meet parking standards; height/form acceptable to officer, parking relaxed.
Transport Policy 1
Sustainable transport; town centre/bus proximity.
Transport Policy 4
Parking standards; relaxation justified.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this permission.
Approved plans
This permission relates to the erection of a four storey office building with basement car parking as shown in drawing numbers 1020-00, 1020-01, 1020-20A, 1020-21A, 1020-22A, 1020-23A, 1020-24 and 1020-25 date stamped 13 September 2007, Design Statement and Energy Impact Assessment prepared by Hugh Logan Architects dated September 2007, Planning Report prepared by Kaz Ryzner Associates date stamped 13 September 2007.
Travel Plan
The building hereby permitted shall not be used except in accordance with a Travel Plan, which shall include a timetable for implementation, to be submitted to and approved in writing by the Planning Authority.
Tree protection
No development shall take place except in accordance with a method statement for the protection of trees adjacent to the site to be submitted to and approved in writing by the Planning Authority.
Churchyard wall protection
No development shall take place except in accordance with a method statement for the protection of the churchyard wall adjacent to the site to be submitted to and approved in writing by the Planning Authority.
External wall finishes
No development shall take place except in accordance with samples of finishes for the external walls to be submitted to and approved in writing by the Planning Authority.
Car parking provision
The building hereby permitted shall not be used unless the car parking and associated manoeuvring space shown on the approved plans has been provided and thereafter those areas shall be kept marked out and available for use at all times.
No opposition to principle as zoned for office use, but design uninspiring
