2 February 2009 · Planning Committee
Land Adjacent To, Car Park, Cushag Road, Douglas, Isle Of Man, IM2 2ab
The proposal sought approval in principle for a single-storey youth and community centre on a 30m x 20m site of open space zoned residential in Douglas, adjacent to a car park, playground, and shops.
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The officer considered the main issues as land use compatibility, impact on neighbouring properties, and parking/access arrangements.
General Policy 2
General development policy; officer noted as relevant but focused assessment on specific use policies. Proposal complied overall as principle acceptable in residential area.
Recreation Policy 2
Protects open space/recreational facilities unless exceptions met. Officer interpreted as no net loss since open space replaced by community recreation facility, so exceptions (a) and (b) not required; some open space to be retained at reserved matters.
Community Policy 2
Requires facilities to serve local population, accessible to non-car users, prefer re-use of buildings. Site serves locals near Anagh Coar; school alternative possible but not pursued, so no objection to greenfield site.
Transport Policy 4
Requires highways to accommodate generated traffic safely. Deferred to reserved matters due to lack of details; principle acceptable.
Transport Policy 7
Requires parking per standards (1 per 15m² for assembly/leisure). No details provided but principle approved, details required in reserved matters Transport Statement.
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.
Approved plans
This approval relates to the red line site as shown in drawing number 1522/1.
Single storey height
The reserved matters application must show the building to be single storey in height.
Footprint limit
No approval is granted or implied for a building of 30m x 20m in footprint.
Required details in reserved matters
The reserved matters application must include the following details: 1) a Transport Statement, which includes information on the times of operation; the type of activity taking place; the building layout/size/function; pedestrian access; the number of staff; and how the applicant proposes to deal with parking generated by the community centre. 2) a site plan show car parking facilities.
No objection in principle, subject to conditions
Douglas Drainage no objection subject to detailed drainage and sewer diversion conditions; Manx Electricity Authority requests contact for supply; Douglas Borough Council objects due to parking deficiency and loss of open space; Highways Division defers due to insufficient traffic and parking details.
Key concern: inadequate car parking provision unable to accommodate ~40 spaces required
Borough of Douglas Drainage Department
Conditional No ObjectionNo Objection in Principle subject to:-; The drainage proposals must conform to the Department of Transport's 'Manx Sewers for Adoption'
Conditions requested: surface and foul water drainage from the new development must be separated and connected to the sewer system in accordance with Douglas Corporation requirements; Details of the private drainage layout must be provided to the Borough of Douglas Drainage Department for approval, prior to any work commencing on site; exact alignment of the ‘Live Public Sewer’ diversion must be agreed with the Borough of Douglas Drainage Department prior to full detailing; submit fully detailed engineering drawings to the Corporation’s Drainage Department for approval prior to commencement of work on site; prior to construction the applicant must CCTV survey the existing public sewer to confirm private lateral connections (if any) and submit a copy of the DVD; provide a Risk Assessment & Method Statement of how to achieve the intended diversion works of the live public sewer; during the construction period the Corporation Drainage Department will undertake periodic inspections and witness testing; on completion of the works the applicant must submit AS BUILT drawings and a CCTV survey plus coded report; schedule of works outlined above to be funded by the applicant
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Conditions requested: applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
Borough of Douglas
Objectionthe committee agreed to raise an objection; Isle of Man Strategic Plan 2007, Transport Policy 7 states that 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standard'; current standard for Assembly and leisure ... is 1 space per 15 square metres of gross floor space. Based upon the submitted details, the number of spaces required would be in the region of 40
Department of Transport Highways Division
No CommentDefer | Not enough information to assess the application; From a traffic perspective the application needs a lot more detail
