**Document:** Officer Planning Report Recommendations **Application:** 05/00464/A — Approval in principle for the construction of a five storey building over two levels of carparking consisting of 220 bedrooms, bars, restaurants, function rooms, fitness centre and service area **Decision:** Permitted **Decision Date:** 2005-08-09 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/78123-braddan-site-bounded/documents/1207886 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations Mr A Jessop ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ## Policy ### Officer's Report The site comprises the area of land fronting the west side of Walpole Avenue, having also frontages to Victoria Street and Lord Street. Used for parking at present (surface level). The application seeks approval in principle to develop the site as a hotel. This would have seven floors, 1 ½ of which would be underground (lowest tow levels for car-parking) 220 bedrooms. There are indicative drawings showing the layout at each level and an elevation to Walpole Avenue. The site is zoned on the Local Plan for Predominantly Office use. Within the area covered by the Douglas 2000 Area Order. The principal issues are: - Loss of site for Office purposes; - Suitability of the site for the proposed use; - Acceptability of the indicated height and size; - Accordance with the Department of Tourism and Leisure policies; and - Impact on adjoining land/buildings - Loss of the Site For Office Purposes There remains sufficient space for the location of new office uses in the Town Centre, either by use of cleared sites or by redevelopment. - Suitability for hotel use - Clearly appropriate - Acceptability of height/size The indicated height and size are commensurate with previous proposals for office buildings and with other buildings within the Town Centre. - Department of Tourism and Leisure - See letter dated 31st May from Department of Tourism and Leisure - Adjoining land/buildings - Those buildings most affected would be - Jubilee Buildings; - The Police Station; ad - Those fronting on to the east side of Walpole Avenue. These relationships appear acceptable to me. I recommend approval, since the proposed use is acceptable, and the indicative drawings are sufficient to demonstrate that the described development could be accommodated on the site without unacceptable impacts to planning interests. PC to consider whether a hearing is required. I suggest not. ### Recommendation Recommended Decision: Permitted ## Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. 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. C 2. The application for Reserved Matters must include a Transport Assessment which projects the number of arrivals and departures by staff, patrons, guests, and service vehicles and demonstrates how those movements will be catered for, and a Road Safety Audit; both should be prepared in consultation with the Highway Authority. C 3. The application for Reserved Matters must include full details of all drainage proposals, including site investigation to establish existing services, flow calculations, and arrangements for pool discharge and petrol interception; these details should be prepared in consultation with the Drainage Services Manager at Douglas Corporation. C 4. No approval is hereby implied to the layout and design shown on the submitted indicative drawings; the detailed design should be prepared in consultation with the Department’s planning officers, and should comply with the following criteria:- - (a) the building should be of modern architectural style using high quality finishes and detailing; - (b) the ground-level frontage to the highway should include active public rooms and interest, and should not comprise a dead frontage simply masking garaging and accommodating ventilation grilles; and - (c) the building should not, generally, at eaves level, be higher than the eaves level of the Jubilee Buildings. N 1. The applicant is advised to consult the Water Authority with regard to the Water Supply Byelaws. Decision Made : ... Committee Meeting Date : ... 1. See letter of 2017 from Construction Design Ltd. 2. I have been asked to refer this back to the P.C. If the C. still has concerns, we should arrange a Douglas 2000 hearing. 3. We could/should deny approval to the form and style of the building illustrated in the indicative drawing. Signed ☐ Date 1/8/5 Signed ☐ Date 13/5 [Table omitted in markdown export] [Table omitted in markdown export] Signed Date [Table omitted in markdown export] 3. The site is zoned on the Local Plan for Predominantly Office use. Within the area covered by the Douglas 2000 Area Order. 4. The principal issues are - (a) loss of site for Office purposes; - (b) suitability of the site for the proposed use; - (c) acceptability of the indicated height and size; - (d) accordance with DTL policies; and - (e) impact on adjoining land/buildings. Signed ☐ Date 13/5 Summary of objections / views Recommendations Approval / Refuse Signed Date DOLGE Planning/11/2004/as [Table omitted in markdown export] [Table omitted in markdown export] --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/78123-braddan-site-bounded/documents/1207886*