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The site represents land located on the western side of the roundabout to the south west of Ronaldsway airport. The site is within an area designated as Proposed Industrial on the 1982 Order. Previously, planning permission has been granted for
Approval was refused for the following construction of hotel and office development (87/1103).
Now proposed is the erection of the hotel but in a form different from that approved under PA 04/1149. The hotel building will now include a third storey and will be 9m to the top of the main flat roof compared with 6.5m previously approved); 10.6m to the top of the roofing atop the flat roof (compared with 7.5m previously) and 10m to the top of the flat roofed tower (compared with 8.5m previously approved). The northern extent of the building is slightly longer than that already approved (by an additional 20m in the form of Phase 2 of the scheme) but the easternmost wing is considerably shorter (by 45m).
The internal layout is different: there is no longer a separate restaurant and whilst there is a licensed restaurant within the building, there is also a breakfast room with an phased extension to cater for guests. There are now to be 48 bedrooms compared with 72 with a possible extension to 72. The ground floor accommodates the services (laundry, restaurant etc), the first floor the guest bedrooms and meeting/conference room and the second floor bedrooms only.
The northern wing is three storey, the central core, two storeys and the eastern wing coming back towards the main road is single storey. The tallest part of the building is lower than the height of the existing offices by around 1.8m which is also further forward towards the main road than the northern extent of the hotel.
The parking layout is less ornate and meandering and all spaces are easily accessible from the main front door which is more convenient for those using the facility.
The landscaping scheme does not address all of the site, only that immediately surrounding the buildings. The remainder of the site needs to be addressed.
There is an objection from MPC who are concerned that the proposed building will be out of keeping with its surroundings. They had no objection to the previous application.
The CFO raises no objection subject to the inclusion of SN 2. DoT dd request a deferral pending further information. - Now indicated that they have no objection. DAO and IOMWA both raise no objection subject to the inclusion of conditions.
I do not feel that the additional height and changes to the scheme have a significant impact on the overall effect which this proposal will have in the landscape and bearing in mind the size and nature of other buildings in the landscape.
Recommended Decision: Permitted
Date of Recommendation: 07.09.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of a hotel and associated facilities as shown in drawings reference 200 - 206, 207A, 208 - 216 inclusive, 230 and 101 all received on 16th June, 2005.
C 3. There must be no discharge of surface water to the main foul sewer.
C 4. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 5. Public sewerage crosses the site. The line of the foul and surface water sewers must be identified before development work commences. The sewers must be fully protected whilst all building works are being carried out with no building materials stored over any public manholes. No part of the proposed development may be constructed nor any trees planted within 3 metres of any public sewer either at the time of construction or at any time in the future.
C 6. No discharges of fat or other food waste which will affect the performance of the public foul sewerage system will be permitted to the foul sewer. It will be the responsibility of the developer/occupier of the premises to provide satisfactory means of disposal for such waste.
C 7. The hotel and associated facilities may not be operational until such times as the car parking has been set out in accordance with the approved plans and is available for use.
C 8. No approval is hereby granted or implied to the erection of external lighting on the building or within the curtilage of the site. The erection of such lighting must form the subject of a separate planning application.
C 9.
No development may commence until there has been approved by the Planning Authority a scheme of landscaping which includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Prior to the commencement of building works a sample of the proposed facing bricks must be approved by the Planning Authority.
No approval is hereby granted for the provision of any permanent residential accommodation other than that for the hotel manager.
The building must principally be used as accommodation under Class 6 of the Town and Country Planning (Use Classes) Order 1982.
The landscaping scheme must include significant planting to screen the new development and its car parking from adjacent developed sites and also demonstrate the creation of an attractive but softened appearance of the development as viewed from the main entrance from the roundabout.
C.15 See attached sheet
N 1.
It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with this legislation.
N 2.
PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 4.
The applicant is encouraged to consider the provision of signage (to be subject of a separate application) possibly in conjunction with the other users of this general area, to assist visitors to the estate and also to deter those who do not intend to visit the area for legitimate purposes.
N5: (OM W A NOTE (1))
Decision Made: A Committee Meeting Date: 23.9.05
(15) Prior to the commencement of any building or engineering operations, there must be submitted to and approved by the Planning Committee, details of the intended phasing; these must include (a) details of the interim treatment of the interfaces between Phase 1 of the building and Phase 2; and (b) details of the interim treatment of the spaces on which Phase 2 would be constructed;
prior to the commencement of Phase 2, the developer must advise the Planning Committee accordingly; Phase 2 of the building may not be occupied until Phase 2 of the parking has been completed.
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