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(e) does not affect adversely public views of the sea;
Due to the location of the application site and the established mature planting that already surrounds the site, this sub-paragraph is not applicable
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
The design where possible has incorporated (with the exception of a single tree proposed to be removed) all the existing trees and hedgerows. The planting of 10 no. new trees of native species will further augment the existing trees on the site, as will additional low level planting of native shrubs. The existing sod banks on the north-eastern boundary are to be retained and will be unaffected by the development works.
Therefore the applicants consider the application satisfies the requirements of sub-paragraph (f) of General Policy 2.
(g) does not affect adversely the amenity of local residents or the character of the locality
The design does not affect adversely the amenity of local residents. The development has been sited as to be sufficiently distant from the neighbouring properties as possible, as described earlier in the statement. The design retains the existing mature screening of the development from the neighbouring dwellings (which as noted are a significant distance from the proposed buildings). The new design makes use of the existing tree screening of the development through the retention of the existing mature trees surrounding the site. The design of the offices is also sympathetic to the character of the area both in its use of the same palette traditional materials that are used on the nearby business park and through the location of the buildings on the site, all of which are a significant distance from the local residential buildings.
Therefore the applicants consider the application satisfies the requirements of sub-paragraph (g) of General Policy 2.
(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;
The proposed access for the new development can be seen on McGarrigle + Jackson drawing 1642.2 B103. The access design provides satisfactory visibility for vehicles leaving the application site and of vehicles turning into the site, for those members of the public using the existing road off Victoria Road. For more detailed analysis see the Transport Assessment by Sanderson Associates.
The development has permanent parking facilities in the application site for up to 80 cars, and an overspill car park which will be managed for the site that provides a further 42 spaces. This satisfies the Isle of Man Strategic Plan requirement of one space per 15m² of nett useable floor space, described in Appendix 7 Parking Standards - Offices. In addition to the provision of adequate parking facilities, there is also a nearby bus route and bus stop servicing that provides public transport links to the development. A further alternative to the use of the car is also provided, through the provision of bicycle / scooter / motorcycle parking spaces within the development. The access roads within the site are of sufficient size to allow the safe parking and turning of cars. The roadway and access roads have also been designed to allow the turning of larger vehicles that may occasionally enter the site. Therefore the application site allows for the manoeuvring of all vehicles entering the site so that when they leave the site they will be in a forward gear upon entering Switzerland Road. For more detailed analysis see the Transport Assessment by Sanderson Associates.
Therefore the applicants consider the application satisfies the requirements of sub-paragraph (h) of General Policy 2.
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
The proposed access for the new development can be seen on McGarrigle + Jackson drawing 1642.2 B103. The access design provides for the re-use of an already established access point on Switzerland Road, and provides satisfactory visibility for vehicles leaving the application site and for vehicles turning into the site, for those members of the public using the existing Switzerland roadway off Victoria Road. The impact in traffic flow on the Switzerland road will not be perceived by local existing business park users and it will not materially change existing conditions. For more detailed analysis see the Transport Assessment by Sanderson Associates.
Therefore the applicants consider the application satisfies the requirements of sub-paragraph (i) of General Policy 2.
(j) can be provided with all necessary services;
The Manx Electricity Authority, the Isle of Man Water Authority, Manx Gas and Manx Telecom have all confirmed they can provide their services to the site from the existing Switzerland Road. The Department of Transport Drainage Division has confirmed there is public drainage in the Switzerland Road at this location. The proposals for drainage in detail can be seen in the Drainage Design Statement by MacOwan Collett Consulting Engineers. Therefore all necessary services can be provided.
Therefore the applicants consider the application satisfies the requirements of sub-paragraph (j) of General Policy 2.
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan
The development of the site, including the provision of the amended entrance and visibility splays in the application is all on land in the ownership of the applicants. The new buildings forming part of the development are sited well away from the nearest dwellings of Palace Road, and there is no development to any of the boundaries to adjacent neighbouring properties. Therefore it is difficult to see how the application might prejudice the use or development of any adjoining land.
Therefore the applicants consider the application satisfies the requirements of sub-paragraph (k) of General Policy 2.
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
The application site is not contaminated. While there has been previous development on the site, this was not of an industrial nature. There is no risk of erosion. There is a stream to the south-east of the site which has never been known to flood. The primary level of the site and the ground level of the proposed buildings is set between some eight to thirteen metres above the level of the stream's banks. Should the stream flood the development is well above any flood water.
Therefore the applicants consider the application satisfies the requirements of sub-paragraph (l) of General Policy 2.
(m) takes account of community and personal safety and security in the design of the buildings and the spaces around them; and
The development has been designed to provide personal and public safety and security. The entranceway to the development has lighting for public safety and security. External lighting in the form of lamp standard lighting is proposed for the development's road and pathways for safe access for regular occupants and visitors in the dark. The development also has discrete hooded external lighting mounted on the outside walls of the office buildings to provide illumination to the spaces immediately around the buildings (including the areas around the AHU and Bin store enclosures), providing both security and safety.
Therefore the applicants consider the application satisfies the requirements of sub-paragraph (m) of General Policy 2.
(n) is designed having due regard to best practice in reducing energy consumption
The office buildings have been designed to have large windows to make optimum use of natural daylight, reducing the need for electric lighting. While there has been provision made for the location of AHU units adjacent to the office buildings, The office buildings have also been designed to have opening windows, to provide natural ventilation throughout the building, thus reducing (and in some cases removing) the need for reliance on air conditioning. The buildings will be detailed to reduce heat losses through high levels of insulation and take advantage of any passive heat gains. Any heating systems will be thermostatically controlled and appropriately zoned to give users optimised control over energy consumption associated with the heating of the building. Therefore the applicants consider the application satisfies the requirements of sub-paragraph (n) of General Policy 2.
In conclusion the applicants are satisfied the application fulfils the requirements of all subparagraphs (a) to (n) inclusive and therefore the application wholly satisfies General Policy 2 of the Isle of Man Strategic Plan.
Business Policy 7 states the following:
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 (b) in buildings of acknowledged architectural or historical interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance.
We will set out below how the application, where applicable, satisfies the requirements of this Business Policy 7.
The site for the proposed development is currently zoned "Offices - Business Park" (as indicated in Map No. 3 (North) of the Isle of Man Planning Scheme (Douglas Local Plan) 1998 and being a proposal for office use, the development is therefore an appropriate development for this zoning. In addition, in respect of point (a) the proposed development is proposed for offices that carry out the kinds of activities that will not involve day-to-day callers to the premises. In respect of point (b) there are no buildings currently on the development site and it is not proposed to utilise any buildings of acknowledged architectural or historical interest. Therefore point (b) is not applicable. The applicants are therefore satisfied the application satisfies Business Policy 7.
Business Policy 8 states the following:
New office buildings will, in terms of height and mass, respect the scale and character of adjoining nearby buildings and should accommodate parking space in accordance with the standards specified in Appendix 7 of the Plan.
We will set out below how the application, where applicable, satisfies the requirements of Business Policy 8.
The proposed development will consist of 4 no. 2-storey blocks of office accommodation, which are designed to reflect the local character in terms of the scale, height and appearance. The blocks all have traditional pitched roofs and will be finished in traditional materials such as render, Manx stone and slate-effect roof tiles. The scale and form of the proposed buildings will match those of the existing buildings located in the nearby business park, as will the aforementioned palette of building materials. The blocks have also been restricted to two-storey in height, to reflect the established scale of the nearest residential buildings – those of Palace Road, at the opposite side of the gorge, to the southwest of the site. The development has parking facilities in the immediate site for up to eighty cars, with an overflow car park providing a further forty-two car spaces, giving a total of 122 spaces. As the office is located within town, this meets the Isle of Man Strategic Plan requirement of one space per 15m² of nett floor space, described in Appendix 7 Parking Standards - Offices. In addition to the provision of adequate parking facilities, there is also a nearby bus route and bus stop servicing that provides public transport links to the development. A further alternative to the use of the car is also provided, through the provision of bicycle / scooter / motorcycle parking spaces within the development.
Whilst there is no specific policy relating to drainage, Section 11.8 Drainage, of the Isle of Man Strategic Plan provides guidance for new development. We have extracted the following guidance from parts of each sub-paragraph of Section 11.8:
11.8.1 All new development must be capable of being drained of foul and surface water in a safe, convenient, and environmentally acceptable manner.
11.8.2 The Drainage Division should be consulted regarding the potential requirement for attenuation of surface water flows. The Drainage Division has responsibilities under the Land Drainage Act 1934 for Main Rivers, watercourses and ditches. The Division must be consulted in relation to any work affecting a watercourse.
We will set out below how the application, where applicable, satisfies the requirements of the guidance under 11.8 Drainage, of the Isle of Man Strategic Plan.
Mac Owan Collett Consulting Engineers have designed the drainage strategy for the application. Their Drainage Statement sets out the proposals for the foul and surface water drainage systems. They have given detailed consideration to all available drainage options for the site. The proposals have been discussed with Ian Wade of the DOT, Drainage Division and have been agreed in principle. There is no doubt the drainage proposals are safe, convenient, and environmentally acceptable.
Therefore the applicants are satisfied the application fulfils the requirements of sub-paragraph 11.8.1 of the section 11.8 Drainage of the Isle of Man Strategic Plan.
Mac Owan Collett Consulting Engineers have consulted the Drainage Division by letter/telephone etc. Mac Owan Collett Consulting Engineers have obtained an agreement in principle from Drainage Division. The proposals for the attenuation of surface water flows have been outlined in MacOwan Collett’s Drainage Deign Statement. Mac Owan Collett Consulting Engineers have also obtained the written agreement in principle of the Drainage Division for the discharge of the surface water into the nearby stream.
Therefore the applicants are satisfied the application fulfils the requirements of sub-paragraph 11.8.2 of the section 11.8 Drainage of the Isle of Man Strategic Plan.
Mac Owan and Collett consulted Mr. Ian Wade of the Drainage Division regarding any existing drainage system. Drainage Division confirmed there was mains drainage within 5m of the site. They also confirmed the drainage to adjacent properties is by existing mains drainage system.
Therefore, having consulted with the Drainage Division the applicants have satisfied the requirements of sub-paragraph 11.8.5 of the section 11.8 Drainage of the Isle of Man Strategic Plan.
In conclusion the applicants are satisfied the application fulfils the requirements of the sub-paragraphs 11.8.1, 11.8.2 and 11.8.5 and therefore the application wholly satisfies section 11.8 Drainage of the Isle of Man Strategic Plan.
Planning Statement Proposed New Office Development, Victoria Road, Douglas for Shoprite Group Job Ref: 2.1642
4.00 Design Matters
The 4 no. office blocks are located to the central area of the site and well away from the existing trees and hedgerows. The blocks are orientated along a northwest – southeast axis (units 1,3 and 4) and along a northeast – southeast axis (unit 2), both of which relates to the alignment of the Victoria and Switzerland Roads. The ground floor levels of each of the blocks are in keeping with the existing levels on the site and the development will necessitate very little interference with the existing topography
The office blocks are two – storey in height, with traditionally-pitched slate-effect concrete tile roofs and traditional render and Manx Stone finishes to the walls. There are elements of curtain walling to the corners of each of the blocks, to provide a contemporary “business park” appearance to the development, which relates closely to the already established Summerhill Business Park nearby. All windows and curtain walling will be finished with a contemporary dark grey powder coating. These external finishes match those of the nearby business park.
The location of the blocks makes use of the relatively level topography of the centre of the site. The existing entrance to the site is proposed to be amended and widened slightly. This requires the removal of a single tree, but it is proposed that this is compensated for by the planting of 10 no. new semi – mature native species trees on the site.
The office blocks will have courtyard car parking for 80 cars, and an overspill car park for a further 42 spaces, with adequately sized footpaths provided safe access for pedestrians within the site. A new pedestrian access is also proposed from Victoria Road, with a new footpath remaining parallel to Switzerland Road, but behind the line of the existing mature trees, which are to be retained. This will necessitate the forming of an opening in the existing railings along the boundary of Victoria Road.
A selection of the drawings submitted for planning approval is included in Appendix C.
Planning Statement Proposed New Office Development, Victoria Road, Douglas for Shoprite Group Job Ref: 2.1642
Copies of all correspondence with consultees are included in Appendix E.
The Planning Department (represented by Mr. Ian Brooks) were consulted in a meeting on 9th September 2009 with Niall McGarrigle of McGarrigle + Jackson. Mr Brooks had no objection to the scheme as drawn however he did not agree that the site was in a town centre location. Mr. Brooks suggested that a Travel Plan to demonstrate the basis of the level of parking, should be submitted with the application.
Wildlife and Conservation were consulted by letter dated 14th January 2009 for their comments. They replied in an e-mail dated 21st January 2009.
The only disturbance of any trees or hedgerow is the alteration of the existing entrance and new substation, which involves the removal of two trees along Switzerland Road. This will be compensated for by the planting of 10 no. new semi-mature trees within the site which will be species native to the Isle of Man.
Department of Transport : Highways Division attended a meeting with McGarrigle + Jackson and Planning Division on 30th September 2010. The Highways Division agreed that an overspill car park adding a further 42 spaces would be acceptable to them, and amendments to the Transport Assessment by Sanderson Associates would be required. It was also agreed that the level of parking in this application would be monitored during its operation and used as a basis to establish the level of parking, should an application be made for the remainder of the site at a later date. Highways Division agreed that if these changes were carried out they would have no objection to the application.
Department of Transport : Drainage Division were consulted by letter dated 14th January 2009 for their comments. They (namely Ian Wade) were further consulted by McOwan Collett Consulting Engineers on issues such as existing sewer locations and storm water discharge rates.
The Curator of Field Archaeology was consulted by letter dated 14th January 2009. In their reply by letter dated 26th January 2009, confirmed they were not aware of any archaeological, cultural or ecological interests that Manx National Heritage would wish to comment on in relation to this part of the site.
The Curator of Natural History was consulted by letter dated 14th January 2009. In her reply by letter dated 26th January 2009, confirmed they were not aware of any archaeological, cultural or ecological interests that Manx National Heritage would wish to comment on in relation to this part of the site.
The Manx Electricity Authority was consulted by letter dated 14th January 2009. They replied in an e-mail dated 28th January 2009 and in a letter dated 28th January 2009. They subsequently e-mailed McGarrigle + Jackson on 25th November 2009. In their correspondence, they did not outline any objections in principle to the proposals, but highlighted that the proposals would require a new substation, now to be located on the site and included as part of the planning application.
The Isle of Man Water Authority was consulted by letter dated 14th January 2009. They replied in a letter dated 19th January 2009. No objections or issues with the proposed development were raised in their correspondence.
Manx Gas Ltd. was consulted by letter dated 14th January 2009. They replied in a letter dated 19th January 2009. No objections or issues with the proposed development were raised in their correspondence.
Planning Statement Proposed New Office Development, Victoria Road, Douglas for Shoprite Group Job Ref: 2.1642
6.00 Summary
In submitting this application for Full Approval for Development, the applicants are of the opinion the design satisfies the requirements of:
The proposals have been consulted widely. Any comments made by consultees were addressed within the design as shown on the drawings submitted. No objections in principle were received.
The applicants are satisfied that the design by McGarrigle + Jackson achieves their objectives.
Therefore the applicants respectfully request the Planning Committee grant planning permission for this development.
Planning Statement Proposed New Office Development, Victoria Road, Douglas for Shoprite Group Job Ref: 2.1642
Appendix A: Location Plan
Pocket of land not in Shoprite Group PLC's ownership.
notes copyright © 2008 McGarrigle+Jackson 1 contractors must verify dimension before commencing shop or site work 2 written dimensions to be taken in preference to scaled dimensions
McGarrigle + Jackson architects and urban designers
project title PROPOSED OFFICE DEVELOPMENT AT VICTORIA ROAD, DOUGLAS FOR SHOPRITE PLC
19 Mount Havelock Douglas Isle of Man IM1 2QG tel. (01624)628141 fax. (01624)629334
40 Shipquay Street L'derry N. Ireland BT48 6DW tel. 028 71276640 fax. 028 71368511
| drafting title LOCATION PLAN | drainage title LOCATION PLAN |
| scale 1:2500 | date 05:11:2008 drm by AL chkd by NMcG |
| client no 1642 | job no 02 drg no B101 rev D |
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