20 June 2008 · Planning Committee
Forester'S Arms, 17, St Georges Street, Douglas, Isle Of Man, IM1 1aj
The proposal involved demolishing the former public house and three terraced properties to build a modern four-storey office block (14.65m high, 23m x 16m footprint, 1119.48m² floor area) with 10 basement parking spaces accessed via a vehicle lift from Hope Street, using materials like red engineering brick, render, an…
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The Planning Committee overruled the officer's final recommendation for approval, determining that the proposed building's design, height, and massing would have an overbearing impact on the Hope Stre…
General Policy 2
Requires development to respect character and appearance of locality. Officer assessed proposal as fitting mixed architectural context with modern design, setbacks, and materials, but Committee found design, height, and massing overbearing on Hope Street elevation, causing harm to visual amenities.
Environment Policy 42
New development in settlements must take account of local character in terms of buildings. Officer noted sloping streets with stepping buildings, proposal not exceeding Rose House height, projecting 3.2m above neighbour on Hope Street but with minimal setbacks to break massing; Committee deemed disproportionate scale on prominent corner unacceptable.
Business Policy 7
New office floorspace should be in town centres on zoned land. Site zoned predominantly offices in Douglas Local Plan, so principle of office use accepted.
Business Policy 8
New offices must respect scale/character of adjoining buildings and meet parking standards. Height/mass assessed against neighbours and precedent; parking shortfall relaxed for town centre.
Transport Policy 7
Parking per standards (1 per 50m²). Only 10/22 spaces on-site (45%); relaxed as town centre near bus routes (55m Circular Rd, 90m Peel Rd), no demonstration of unacceptable on-street parking but physically constrained, off-site proposed with travel plan.
No objection in principle subject to condition securing off-street parking at a convenient location close to the development in accordance with the Strategic Plan
Do not oppose, subject to the imposition of a condition which secures off-street parking
Express interest; applicant must contact for water supply connection
Express interest; applicant must contact Authority due to underground cables/overhead lines; standard notes on working practices
Standard comments (building control matters, not planning)
Multiple consultees responded to application 07/02075/B, with statutory bodies generally raising no objection subject to conditions on drainage, utilities, fire safety, and parking, while individual public representations objected strongly on grounds of overdevelopment, loss of light, parking issues, and harm to community character.
Key concern: proposal is so out of place with, and overbearing of, the adjacent properties
Andrew Jessopp
Objectionthe proposal is so out of place with, and overbearing of, the adjacent properties it should be refused for that reason alone.; The developer should be made to conduct a CAMRA pub viability test before the change of use of the site to office should be considered.
Conditions requested: The developer should be made to conduct a CAMRA pub viability test before the change of use of the site to office should be considered
Isle of Man Water Authority
Conditional No Objectionthe 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.
Conditions requested: a 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
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: a condition of planning be that the applicant must contact the Authority
Juan Kinrade
ObjectionFrom looking at the plans it surely would block us of all natural light to our property as a four storey building would be hanging over our small terrace from the rear; TRAFFIC AND PARKING WILL BE A MAJOR PROBLEM AS IT ALREADY IS BAD ENOUGH ANYWAY
Douglas Corporation
Conditional No ObjectionDouglas Corporation acting as The Agent for the Department of Transport, under the Sewerage Act 1999 has no objection in principle to the above application subject to the following.
Conditions requested: it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.; The surface and foul water drainage from the new development must be separated and combine at the curtilage boundary at the rear of the property in ST George’s Terrace; Details of the drainage layout must be provided to the Borough of Douglas Drainage Department for approval, prior to any work commencing on site.
Isle of Man Fire And Rescue Service
Conditional No ObjectionApplicant to consult with the Fire Safety Department to discuss fire safety measures within.
Conditions requested: Applicant to consult with the Fire Safety Department to discuss fire safety measures within.
Department of Transport
Conditional No ObjectionDo not oppose, subject to the imposition of a condition which secures off street parking at a convenient location close to the development in accordance with the requirements of the strategic plan.
Conditions requested: imposition of a condition which secures off street parking at a convenient location close to the development in accordance with the requirements of the strategic plan
