16 April 2008 · Committee
1a, Lake Road, Douglas, Isle Of Man, IM1 5af
The building was already being developed under an earlier permission that included residential use, garaging, and office space. The surrounding area was undergoing significant change, with a residential and restaurant complex being built to the south and a Department of Transport car park to the west. The Planning Committee refused the application on two grounds. First, the proposed alterations were considered to have an unacceptable visual impact on the existing building and the surrounding area. Second, the off-street parking provision was judged insufficient to serve the combined demands of the hot food takeaway, residential, and office uses proposed within the building, creating a risk of congestion and vehicle conflict contrary to highway safety requirements under General Policy 2 of the Isle of Man Strategic Plan.
The committee refused the application because the alterations would harm the visual character of the building and its surroundings, and because parking was inadequate for the mix of uses proposed — including a hot food takeaway, residential accommodation, and offices — raising highway safety concerns.
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
Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant in the assessment and determination of this application
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
erection of a second floor to be used a residential accommodation and the use of part of the building for residential garaging and office use
site is currently being developed in accordance with approved planning application 07/01294/B
erection of a second floor for residential use and conversions of the ground floor to a hot food retail outlet and garaging/storage and the use of the new second floor to office and part residential use
