3 June 2008 · Committee
Forester'S Arms, 17, St Georges Street, Douglas, Isle Of Man, IM1 1aj
The application (08/00470/B) seeks construction of a four-storey office development with basement parking on the former Forester's Arms site at 17 St Georges Street, Douglas. The site is described as a vacant plot south of the junction of Hope Street and St Georges Street in the town centre, previously occupied by the public house and three further terraced properties. It is located within an area zoned as predominantly offices in the Douglas Local Plan. The decision was approved/Permitted by the planning committee on 2008-06-03. The committee’s considerations (as set out in the submitted key issues) included land use, parking provision, visual impact within the street scene, and impact on No. 2 Georges Terrace.
The planning committee decided to approve the application for a four-storey office development with basement parking. The decision notice states that the application is approved. The key issues recorded include land use, parking provision, visual impact in the existing street scene, and impact on No. 2 Georges Terrace.
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.
New Development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality
Isle of Man Strategic Plan 2007
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Schedule Of Conditions
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Schedule Of Conditions
This permission relates to the erection of a four storey office building with basement parking as shown in drawing numbers K125/P/10-01, K125/P/10-02, K125/P/10-03, K125/P/1004, K125/P/10-05, K125/P/10-06, K125/P/10-07, K125/P/10-08 K125/P/10-09, K125/P/10-10, K125/P/10-11 and Design Statement by Kay Associates date stamped 7th March 2008.
Schedule Of Conditions
The building hereby permitted shall not be used except in accordance with a Travel Plan, which shall include a timetable for implementation, to be submitted to and approved in writing by the Planning Authority prior to completion of the building.
Schedule Of Conditions
No development shall take place except in accordance with samples of finishes for the external walls and roller shutter to be submitted to and approved in writing by the Planning Authority prior to the commencement of the development.
Schedule Of Conditions
The building hereby permitted shall not be occupied until the car parking and associated manoeuvring space shown on the approved plans has been provided and thereafter those areas shall be kept marked out and available for such use at all times.
