1 October 2012 · Delegated
20, St Georges Street, Douglas, Isle Of Man, IM1 1ah
Permission was granted for the erection of a five storey office block with basement parking at 19-20 St George's Street, Douglas, Isle of Man. The site is a parcel of land at the corner of St George's Street and Hope Street, which was clear of buildings and in use as a car park at the time of the application. The proposal was a revision of development that had previously been approved under planning application 08/01542/B. The case officer recommended approval, and the decision was made on 1 October 2012 by a Senior Planning Officer acting under delegated authority. Permission was granted subject to four conditions.
The application was permitted by a Senior Planning Officer under delegated authority on 1 October 2012. The proposal was a revision of development previously approved under an earlier planning application. The officer recommended approval and the decision followed that recommendation.
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted
Isle of Man Strategic Plan 2007
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan
Isle of Man Strategic Plan 2007
Business Policy 7: New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance.
New office buildings should, in terms of height and mass, respect the scale and character of adjoining and nearby buildings and should accommodate parking space in accordance with the standards specified in Appendix 7 of the Plan
Isle of Man Strategic Plan 2007
Business Policy 8: New office buildings should, in terms of height and mass, respect the scale and character of adjoining and nearby buildings and should accommodate parking space in accordance with the standards specified in Appendix 7 of the Plan. 9.4 Retailing 9.4.1 As with office accommodation, and for similar reasons, retailing is largely concentrated in our town and village centres. Of these, Douglas is the largest and includes branches of many of the shops which are familiarly found in high streets around the UK. However, locally based retailers add variety and interest to our shopping streets, and this is particularly noticeable in Ramsey, Peel, and Castletown. It is interesting to note that in Ramsey and Peel, locally based furniture shops operate successfully from within the town centres, whereas Douglas town centre has now largely lost its furniture shops to edge-of-town or out-of-town sites. 9.4.2 The reasons for directing retail development to town centre sites are essentially those set out in paragraph 9.3.3 in respect of offices, but to these must be added the nee d for there to be a sufficient range and choice of goods available in the one shopping trip, without the need to travel between sites. Experience in the UK illustrates the impact which out -of-town retail development has on the traditional town centre high street and on small village shops, and it is pertinent to note the reversal of policy by the UK Government. The Department therefore proposes to adhere to the established policy which was embodied in the Tynwald resolution of 1987 (see paragraph 9.2.5). 9.4.3 Exceptions to this general policy have been identified in paragraph 9.2.6. In addition, there are community benefits associated with neighbourhood shops (see paragraph 10.6.1). The following general policy is therefore appropriate:
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards
Isle of Man Strategic Plan 2007
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area
Isle of Man Strategic Plan 2007
Environment Policy 36: Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area. 7.31 Advertisements in Conservation Areas 7.31.1 Some advertisements found and proposed in Conservation Areas are inappropriate and do not reflect the special character and designation of the area. The design of advertisements should respect the physical appearance of the premises in order to integrate re adily with its surroundings. Traditional details, hanging signs and hand painted signage are most appropriate and will be encouraged.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to drawing no.s 001, 002, 003, 004, 005, 006, 007, 008, 009 and 010 date stamped the 31st July 2012.
Condition 3
Prior to the first use of any of the office space contained within the building the basement and lower ground floor car parking must be set out in accordance with the approved drawings and be capable of use.
Condition 4
The car parking provided within the approved development shall only be used as parking for the occupants and users of the approved office development. For the avoidance of doubt, sub-letting of the car parking to persons not occupying or using the approved office development is not permitted.
