8 August 2023 · Planning Committee
13, North Quay, Douglas, Isle Of Man, IM1 4le
The proposal involves converting an office building at Scotland House, 13 North Quay, Douglas, from commercial to residential use, with physical alterations including demolition of the existing rear extension and construction of a new one, replacement of windows, roof finishes incorporating solar slates, rainwater good…
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The proposal is considered to improve the appearance of a building requiring some improvement, with the external works having positive impacts on the property and the surrounding area.
Strategic Policy 1
Strategic Policy 1 requires sustainable development. The officer assessed the proposal as compliant overall, despite residential use tension with area plan, due to positive appearance improvements and location benefits.
Strategic Policy 11
Strategic Policy 11 relates to town centre and transport uses. The site along a public transport corridor and near town centre parking made parking impacts acceptable.
General Policy 2
General Policy 2 concerns development quality and amenity. External works were deemed to improve the building's appearance, with materials conditioned to protect character.
Transport Policy 7
Transport Policy 7 addresses parking and access. Acceptable due to public transport proximity, town centre location, and nearby large parking provisions.
Housing Policy 17
Housing Policy 17 supports residential conversions. Applied to justify change of use from office to residential despite ground floor allocation issues.
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.
Restrictions on Use
The Ground and Basement floors shall not be used as sleeping accommodation any time. Reason: The Department has assessed the impact of the proposal on the basis of the risk of flooding vulnerable activity should be prohibited at ground and basement level.
Sample materials
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 roofs, 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.
recommend that Flood resilient doors and windows should be fitted and all services should be fitted with floor resilience in mind, in accordance with their guidance.
Highway Services HDC does not oppose the application with advisory comments on highway licences, surface water drainage, and cycle parking. DOI Flood Risk Management Division does not oppose subject to conditions related to flood resilience measures given the high-risk flood zone location.
Key concern: This property is in a high risk flood zone.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works.; The Applicant is advised to consider providing porous surfacing material or install surface water drainage to prevent its run off into the public road.; Cycle parking is welcomed as mitigation for lack of on-site car parking.
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionDNOC; This property is in a high risk flood zone.; Flood resilient doors and windows should be fitted and all services should be fitted with floor resilience in mind.; NO residential accommodation should be allowed on Ground and basement floors.
Conditions requested: Flood resilient doors and windows should be fitted and all services should be fitted with floor resilience in mind.; NO residential accommodation should be allowed on Ground and basement floors.
