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15th May 2013
Mr E Baker Planning Officer Department of Infrastructure Murray House Mount Havelock Douglas IM1 2SF
Dear Mr Baker
Ref: Planning Application 13/00273/A Proposed Office Building at Junction of Circular Road & Hillside Avenue Douglas, IM1 1BA
Further to our recent meetings and communications I write to enclose amended & supporting information in connection with the above application.
The amended / additional information addresses the issues raised regarding:
The additional / amended information required is included within the following enclosed documents:
I confirm matters to be reserved should include final layout, scale, design, access and landscaping. I trust all information is now complete. If you have any queries or comments please do not hesitate to contact me. Yours Sincerely
Barry Murphy M.C.I.A.T. Chartered Architectural Technologist For & On Behalf of Construction Design Ltd
Received 15.5.13 DEPARTMENT OF INFRASTRUCTURE PLANNING AND BUILDING CONTROL DIVISION From and Course: Planning Act 1999 File and Title: Initials
RECEIVED ON 15 MAY 2013 DEPARTMENT OF INFRASTRUCTURE
PA 13/00273/a
13th May 2013
Remended Plan 13/00273
| Received | 15.5.13 |
| DEPARTMENT OF INFRASTRUCTURE • Listening and Building Control Division • Director: George Planning Act 1999 • Visits and Officer Initials | |
| Approved: |
The application is for Planning in Principle for the construction of a 5 storey office building. A detailed planning approval, No 00/01756/B was granted on 29th March 2013. The applicant is Ravensdale Ltd.
Floor plans and elevations submitted with this application are similar to those previously approved in PA 00/01756/B but should be considered indicative for this application.
Matters to be reserved matters should include final layout, scale, design, access and landscaping.
The application includes for off site car parking within Capital Car Park immediately to the rear / north of the site. The car park is privately owned and operated by Capital Car Parks Ltd.
Capital Car Parks Ltd is in the same beneficial ownership as the applicant, Ravensdale Ltd.
The proposal suggests a potential nett office area of 4526 sq.m, albeit, this may be adjusted at reserved matters stage.
The application site is located at the junction of Circular Road and Hillside Avenue Douglas in an area zoned for office use within the Douglas Local Plan. The site area is 1214 sq.m.
The site is currently used for private parking for 59 cars.
To facilitate access to on site disabled parking spaces the application site also encompasses a small area to the north of the site, on the opposite side of Cumberland Terrace.
The site is outlined in red on the submitted plans and Capital Car Park outline in blue as the applicant effectively controls both sites.
The proposed office building abuts the office building "Sixty Circular Road". The main visible eaves of the proposed building is set lower than this building. The 4th floor of the proposed building is set back so as not to be visible from Circular Road. Due to the topography the height of building is 4 stories to the rear.
On the opposite side of the junction is the office building MGS House. The indicative plans and elevations included within this application were originally intended to reflect this design.
The site is located immediately on a bus route and conveniently close to alternative bus routes, the rail station and the amenities & facilities with the town centre.
The IOM Strategic Plan calls for a parking provision for offices of 1 space for every 50 sq.m of nett floor space.
The maximum number of spaces required for this development is 90.
There is provision for these standards to be relaxed due to the proximity of bus routes, town centre etc. Parking standards on nearby sites have been relaxed by the introduction of work place travel plans.
No end user has been identified for this office space, as such the introduction of a work place travel plan at this stage is not possible.
The applicant owns and controls the private car parking facilities within Capital Car Parks.
Capital Car Parks current occupancy and availability is outlined as follows:
This application provides for 2 on site disabled parking space and suggests that up to 88 spaces can be provided within Capital Car Parks. Bicycle parking is provided on site.
Access to the 2 disabled spaces has been facilitated by the suggested removal of existing boulders and introduction of curved kerb within land controlled by the applicant at the junction of the rear lanes.
As part of this application the Applicant is content for the Highways Authority to determine and condition the number of spaces required, taking into account the proximity of site to bus routes, the provision of bicycle parking etc.
Apart for the existing short term use as a private car park there is no evidence which suggests the site was used for any other purpose other than residential. Historic maps, planning records and local knowledge show that the site was formally occupied by 6 large townhouses fronting Circular Road and 6 smaller dwellings fronting Cumberland Terrace.
| Total number of spaces | = | 575 spaces |
| Spaces allocated under existing agreements | = | 82 spaces |
| Spaces currently occupied in short lease agreements | = | 505 spaces |
| Spaces immediately available | = | 70 spaces |
| Spaces available for use by applicant @12 months notice | = | 493 spaces |
Based on this information and on the basis that this is Planning in Principle application we feel a contamination report on the site to be unnecessary at this stage.
A development of this scale would require a comprehensive ground investigation for the purposes of designing foundations to be undertaken prior to commencement. If deemed required a contamination report could be commissioned at that stage.
A large internal bin store is provided within the scheme. This store is accessible for the rear lane.
The street elevations which form part of this application demonstrate that a building as proposed can be accommodated comfortably within the commercial street scene of Circular Road.
The site does have residential properties located to the north side of the site of which No 1 Hillside Terrace would be the dwelling most affected by the proposal.
When considering the impact on No 1 Hillside Terrace the following factors should be taken into account:
As part of this proposal we have included a plan showing shadow projections from the proposed and adjacent buildings; refer to dwg. no. 671/004 at 09.00 am & 12 noon on 21st June and 09.00 am & 12 noon on 21st March. Projections illustrated for 09.00 am on 21st March should be considered worst case. The dwelling will be unaffected by shadowing post noon.
The completed building will have to comply with the Building Regulations Part L2. These regulations are stringent in respect of energy conservation, thermal insulation and the efficiency of equipment & lighting.
The suggested elevations includes for brise soleil which will aid the reduction of solar gain and thus lessen the amount of cooling required helping to reduce energy use.
Prepared by:
Construction Design Ltd; 13th May 2013
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