**Document:** Planning Statement Cover Letter **Application:** 12/01090/B — Erection of a five storey office block with basement parking **Decision:** Permitted **Decision Date:** 2012-10-01 **Parish:** Douglas **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/3208-braddan-19-20-st-georges-street-parking/documents/1278228 --- # Planning Statement Cover Letter Tel +44(0)1624 631000 · Fax +44(0)1624 631001 31 July 2012 Ref. S/StG/P/PAAug12 Planning Division Department of Infrastructure Murray House Mount Havelock Douglas IM1 2SF 31 Dear Sirs, Re Proposed construction of a five storey office building with 2 floors of car parking No. 19 - 20, St George's Street, Douglas Please find attached a detailed planning application for the above. In support of this application, we would offer the following information; THE SITE The application site comprises land at the corner of Hope Street and St George's Street, backing onto St George's Churchyard, Douglas. The land has been cleared of buildings and is now used for surface level car parking, pending redevelopment. The site falls by some 3m from the northern corner on Hope Street to the southern corner on St George's Street. There are trees adjacent to the application site, being located within the Churchyard. The site is within an area zoned predominantly Office Use in the Douglas Local Plan 1998. RECENT PLANNING HISTORY PA 08/01542/B granted planning approval for the erection of a 5 storey office building with basement parking for 20 cars. THE PROPOSAL The application proposes the erection of a 5 storey building plus a semi basement and full basement containing car parking. The proposed development will provide approximately 1,842 sqm of net lettable office floor space and 30 car parking spaces plus motor cycle and push bike parking. There will be on site refuse storage contained in the lower ground floor. The architecture is of modern style with predominantly smooth painted render finish and large areas of glazing. The window frames will be in polyester powder coated aluminium with polyester powder coated aluminium cladding panels corresponding with floor zones and at projecting eaves detail. The two top floors are predominately glazed to reduce their 'visual weight' and the top floor is stepped back to further reduce its visual impact. The prominent corner of the building has been articulated by full height glazing to display the staircase circulation core, thereby providing dramatic 'animation' when the stairs are in use. The glazed corner will also provide opportunity for a decorative lighting scheme. ## Highways And Parking Provisions The extant planning approval PA 08/01542/B provides for 20 car parking spaces with tandem parking being used. The proposals now submitted provides 30 car parking spaces with no reliance on tandem parking. This has been achieved by using a car lift to access an additional basement floor for parking. In operation, the access doors into the car lift will be activated by a remote control within the car intending to use the lift. Drivers wanting to use the lift will be directed by traffic lights adjacent the lift to indicate whether the lift can be used or if the driver should wait in a safe place until the lift is ready. The above proposals have been discussed with Mr Derek Sewell and Ms Hazel Fletcher of the Highways Department and it is believed that the use of a car lift would be looked upon favourably given that there are sufficient waiting areas in close proximity to the building, without causing obstruction. The provision of extra car parking associated with the scheme would also be of benefit given the imminent loss of car parking facilities elsewhere in Douglas. ### Landscaping And Tree Preservation Whilst the site will be fully built on by the proposed development, proper consideration with be given to the preservation of the trees adjacent the site, located within the Churchyard. We are aware that it is good practice not to carry out building works within the canopy of existing trees as the roots of most trees occupy the area covered by the canopy to a usual maximum depth of about 1 m . It is noted however that the ground level in the Churchyard is significantly higher than that of the site and that the ground is being retained by a masonry wall. This means that the retaining wall is acting as a 'tree guard' and it is unlikely that any roots from the trees extend on to the proposed site. This means that building within the canopy, in this situation, will not affect the health of the trees. ### Sustainable Design - The site is a 'brown field', with the previous redundant buildings having being demolished. This development will bring a valuable site back into use. - The town centre location of the site will provide good opportunity for public transport, cycling and car sharing to be utilised. - The large areas of glazing will ensure the interiors will benefit from large amounts of natural daylight to limit reliance on artificial lighting. Low energy, long life light fitting, particularly LED lamps, will be used to reduce energy consumption and maintenance. Energy consumption could be further reduced by the use of intelligent photo sensitive lighting control. - The building fabric will be highly insulated to limit energy use. - Solar water heating panels will be installed on the roof to provide the hot water for the building including the showers which will cater for those cycling to work. - Low water use WCs will be installed. - Construction materials and labour will be sourced from the Island where possible to limit energy use in transportation. 'Green' construction materials will be used where possible including recyclable aluminium framed windows and low volatile organic compound (VOCs) finishes for improved working environments. ### Reason For New Application The scheme as submitted addresses a number of concerns that we have with the extant approval, namely; - Car parking provision: we have found through marketing the development that an increase in the number of car parking spaces would be advantageous. - Layout: we have rationalised the floor plates to make these more efficient, something that is being demanded by potential tenants. - Elevational treatment: we believe the new proposals achieve a more contemporary appearance which will be attractive to companies looking for a head quarter building. The glazed staircase detail on the corner will add interest to the street scape and the building as a whole will make a positive contribution to the financial district. We trust the above and enclosed information provides sufficient information for this application to be considered but should you have any questions then please do not hesitate to contact this office. Yours faithfully, George Li For and on behalf of Hartford Homes Encl --- *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/3208-braddan-19-20-st-georges-street-parking/documents/1278228*