22 November 2022 · Planning Committee
Site 1 Of Former Isle Of Man Holiday Camp, Switzerland Road, Douglas, Isle Of Man, IM2 4re
The proposal involves redeveloping a 1.5 hectare long-vacant brownfield site (former holiday camp) with a prominent 7-storey (part 3-storey) glazed office building (Block C) parallel to the southeastern boundary, two 4-storey staff accommodation blocks (Blocks A & B, 62 x 2-bed and 4 x 1-bed units restricted to office …
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The officer concluded the proposal represents significant development on a long-vacant brownfield site, creating a prominent landmark office visible from Douglas Head to Onchan Head, with impacts on D…
General Policy 2
Requires development respecting site/surroundings (siting/layout/scale/design/landscaping), no adverse landscape/townscape/amenity/highway impacts, adequate access/parking. Officer assessed proposal complies via landmark design, tree retention/landscaping, parking/Travel Plan, Highways DNOC.
Strategic Policy 1
Best use of previously developed land/infrastructure. Brownfield holiday camp reuse optimises urban land near services/transport.
Strategic Policy 10
Integrated transport minimising car journeys/public transport/pedestrians. Sustainable location, Travel Plan, cycle emphasis, low traffic generation.
Environment Policy 3
No unacceptable woodland loss. Objection to Cat A group removal overruled by boundary retention/80 new trees/landscaping; conditions minimise loss.
Environment Policy 4
Protect species/habitats. Bat foraging addressed by CEMP/mitigation (boxes/pond etc.) for net gain.
Environment Policy 36
No detrimental CA views. Minor harm to Promenade CA setting acceptable via design/trees.
Environment Policy 42 - character and need to adhere to local distinctiveness
Design reflects locality character. Contemporary landmark contrasts Victorian CA positively.
Business Policy 1
Encourage employment growth. 330 jobs in digital/gaming.
Business Policy 7
Office in mixed-use ok as corporate HQ.
Transport Policy 7
Parking per standards (relaxed for sustainable site/Travel Plan). 80 spaces justified despite shortfall.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Visibility splays
Prior to the occupation of any building hereby approved the Visibility splays as shown on Drawing No: 21/432/TR/001 Rev E shall be provided and maintained at all times free from any obstruction at height not exceeding 1.05m above the level of the adjacent highway carriageway.
New accesses
Prior to the occupation of any building hereby approved the new accesses as shown on Drawing No: 21/432/TR/001 Rev E shall be provided and retained thereafter.
Parking/turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved drawings 2108-PL-3003, 2108-PL-3006, 2108-PL-3010, 2108-PL-3309. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Cycle parking
The development hereby approved shall not be occupied or operated until the cycle parking areas have been provided in accordance with the approved drawings 2108-PL-3110 and 2108-PL-3310. Such areas shall not be used for any purpose other than the cycle parking associated with the development and shall remain free of obstruction for such use at all times.
Travel Plan
The submitted Travel Plan hereby approved shall be implemented in accordance with the measures set out therein and within three months of occupation evidence of the implementation of measures set out in the Travel Plan shall be prepared, submitted to and agreed with the Department in writing unless alternative timescales are agreed in writing.
Tree removal details
Prior to the commencement of the development hereby approved further details of the tree removal proposed within the groups, G1, G2, G3, G5 and G6 marked on the tree impact plans (TRN-240322 & TRS-24322) must be submitted to and agreed with the Department and shall include further details for acceptable tree protection measures.
Tree retention
No retained tree shall be cut down, uprooted, or otherwise destroyed during the development phase, other than in accordance with the approved plans. In the event that existing trees marked for retention die or become damaged or otherwise defective prior to commencement or during the construction phase due to events outside the applicants control, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping (including tree planting) as shown within Cowley White Landscaped Design Planting Plan (Drawings no. 002-KGC-REV A and 003-KGC-REV B) dated 30th March 2022 and the Planting Schedule/Key dated 28th April 2022 must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved office/residential units, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the hereby approved office/residential units.
Strong support for digital sector investment, brownfield reuse, jobs (£5m exchequer), sustainable campus, aligns with Island Plan/Digital Vision
No objection subject to conditions on accesses/visibility/Travel Plan/parking/cycles
Suitable ecology assessment; conditions for lighting/glass/bird strikes/CEMP/mitigation
No objection subject to tree retention/lighting conditions; less than substantial harm
No objection; biodiversity enhancements
Support
No AFH as tied staff use; S13 to restrict occupancy
No objection subject to culvert condition
No objection
No objection to water supply; sewer diversion/S8 agreement needed
Isle of Man Enterprises Ltd objects strongly to the proposal citing over-development, inadequate parking, road safety issues, heritage impacts, tree loss and policy conflicts; DOI Highways recommends no objection subject to conditions; DEFA Biodiversity requests detailed ecologic…
Key concern: inadequate parking provision well below Strategic Plan standards
Isle of Man Enterprises Ltd (IOME)
Objectionthe proposals set out in this application constitute over-development which result in a wide range of significant adverse impacts; The proposal therefore only provides 23% of the required parking i.e. it is 268 parking spaces deficient; some harm would result to these heritage assets
DOI Highways Development Control
Conditional No ObjectionRecommendation: DNOC; no opposition is raised subject to conditions
Conditions requested: Site layout Surface Level to accord with Drawing No’s: 2108-PL-3003, 2108-PL-3006, 2108-PL-3010; Lower Ground floor Block C parking Drawing No: 2108-PL-3309; Upper Ground Floor Cycle Parking Block A and B: Drawing No: 2108-PL-3110; Upper Ground Floor Drop off and Pick up layby; Cycle Parking Block C Drawing No: 2108-PL-3310; Site Accesses and Switzerland Road Highway Works to accord with Drawing No: 21/432/TR/001 Rev E; Visibility splays to be provided as depicted on Drawing No: 21/432/TR/001 Rev E and maintained free from obstructions exceeding 1.05m; Travel Plan to be implemented with evidence within 3 months of occupation
DEFA Ecosystem Policy Officer
Conditional No Objectiona suitable level of ecological assessment has been undertaken; to ensure there is no net loss for biodiversity
Conditions requested: Updated lighting design plan prior to permanent fixtures (lighting temperatures, avoidance areas, PIR sensors, cowls/shields); Details of solar control glass coating for Block C (external reflectivity ≤15%) prior to installation; Construction Environmental Management Plan (CEMP) prior to commencement including working method statements for birds/bats/lizards, dust/noise/sediment controls, tree exclusion zones; Ecological Mitigation Plan prior to commencement: bat/bird boxes (crevice/cavity, open fronted/entry hole), wildlife pond details, stumpery/log piles, bug hotels, 5 habitat planters, bird strike measures, brown roof specs, grassland management (no herbicides); Tree planting/landscaping per Drawing 003-KGC-REV B and schedule; Only trees marked for removal on 2108-PL-3002; pre-felling bat assessments for changes
DEFA Principal Registered Buildings Officer
Conditional No ObjectionNo objection subject to conditions or amendments; impacts are anticipated to result in less than substantial harm
Conditions requested: Maintain wooded character via enforceable conditions with DEFA Forestry; Control night-time illumination of building; Prohibit advertisements especially large-scale illuminated on roof/seaward elevation
DEFA Agriculture & Lands
ObjectionDo the Agriculture & Lands object to this application? YES
Conditions requested: Prior to commencement: detailed tree removal plan showing extent within groups (TRN-240322 & TRS-24322); Tree planting specification per BS8545:2014 including quantity/location/species/size, planting date, 5-year maintenance/replacement
Department of Enterprise
SupportThe Department is pleased to provide its comment and support for this significant investment
The original application for a parkland campus facility including a 6-storey HQ office with restaurant/café and 66 staff apartments on a 1.5ha brownfield site was approved by Planning Committee on 28 August 2022 subject to S13 agreement, despite objections on parking, heritage, trees, flooding, and overdevelopment. Appellant Isle of Man Enterprises Plc appealed on grounds of inadequate parking for worst-case future occupancy, highway safety risks, heritage harm to Falcon Cliff Hotel and Douglas Promenade CA, unacceptable tree loss, flood risk, and non-compliance with living standards. Inspector Frances Mahoney conducted inquiry on 28-29 March 2023 with site visits, found campus model secured via amended S13 (restricting apartments to on-site employees without cars) justified reduced 80-space parking in sustainable location, accepted less-than-substantial heritage harm outweighed by economic benefits (£50m+ investment, 330 jobs, £10m+ annual contribution), tree loss mitigated by 80 new trees enhancing biodiversity, no flood issues with conditions. Appeal dismissed; approval upheld with 18 conditions and amended S13 securing model, ecology, open space.
Precedent Value
Demonstrates policy flex for secured innovative models (live/work campus, no-car ICT staff) on sustainable brownfields; economic benefits can outweigh <substantial heritage harm if evidenced; S13 critical for long-term viability beyond personal permission.
Inspector: Frances Mahoney MRTPI IHBC
