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Application No.: 08/00470/B Applicant: Howstrake Commercial Limited Proposal: Construction of a four storey office development with basement parking on site of former public house Site Address: - Forester's Arms 17 St Georges Street Douglas Isle Of Man IM1 1AJ ### Considerations Case Officer: Mr Ian Brooks Photo Taken: Mr Ian Brooks Site Visit: Planning Committee ### Written Representations - Seacliffe Old Castletown Road Ballaveare Braddan - Interest expressed - 2 Georges Terrace Douglas Isle Of Man IM1 1AL - Objects to the proposal ### Consultations Consultee: Highways Division Notes: Consultee: Douglas Corporation Notes: No objection Consultee: Chief Fire Officer Notes: Comments received Consultee: Drainage Services Manager Notes:** No objection
SITE
The application site comprises a vacant piece of land which is situated to the south side of the junction of Hope Street and St Georges Street in the town centre of Douglas. The site was previously occupied by the Forester's Arms Public House and three further terraced properties. To the south east of the application site is No.15 St Georges Street and to the south west is No.25 Hope Street.
The application site is located within an area zoned as predominantly offices in the Douglas Local Plan.
This application is seeking planning permission to erect a four storey office development with basement parking. The footprint of the building will be approximately and the height of the building will be 14.65 m .
The proposals take the form of basement parking which provides ten parking spaces on site, and which is accessed via a vehicle lift with the entrance and exit position from Hope Street via a secure automatic roller shutter door. This entrance is designed to allow a pull-off area from Hope Street so that cars accessing or egressing the buildings basement car park can do so without obstructing the traffic flow on Hope Street.
The materials for the building are a mix of smooth red engineering facing brick to the lower storey with matching red coloured mortar which forms a base for the building. The two storey upper section will be in a self coloured rendered terminated by a cornice. The upper storey is formed substantially from a glazed curtain wall system with selected cladding infill panels and is set back from both main elevations. The corner of the building at the junction of Hope Street and St Georges Street is articulated in a full height curtain wall glazed tower feature.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: Strategic Policies 1, 2, 3, 5, 6, 7 and 10, General Policy 2, Environment Policy 42, Business Policies 7 and 8, Transport Policies 1, 4 and 7
Business Policy 7 of the Isle of Man Strategic Plan 2007, states that "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
Business Policy 8 of the Isle of Man Strategic Plan 2007 states that "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".
Transport Policy 7 states that "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards".
Environment Policy 42 states that "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. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans".
The following previous applications are considered relevant in the consideration of this application: 86/00244 - Erection of four wall signs, two projecting signs and two lanterns- consent granted 99/01595 - Extension and refurbishment of public house at ground floor level and conversion of upper floors to create office accommodation - granted on appeal 23rd February 2001
04/01259 - Demolition of existing buildings and erection of a replacement public house on ground floor and cellar, with four apartments and managers - refused at review on 06 May 2005
The reason for refusal was "By virtue of its height and architectural treatment (particularly of the corner), the proposed building would have an inappropriate and adverse effect on the local street scenes."
05/01667 - Demolition of the Forester's Arms and 19, 21 \& 23 Hope Street and to build on site a new public house (ground floor level \& cellar) with seven flats plus manager's accommodation above in a three storied (plus cellar) building (Re submission to PA 04/01259) - granted at review on 10 February 2006
07/02075/B - Erection of a four storey office development with basement parking on site of former public house - deferred at the 25th January 2008 Planning Committee meeting. The application was recommended for refusal.
The Highways Division of the Department of Transport have not commented on the application. Douglas Corporation and the Drainage Department of Douglas Corporation do not object to the application.
Standard comments have been received from the Isle of Man Fire and Rescue Service. The occupiers of No. 2 Georges Terrace have objected to the application on the following grounds: Loss of natural light; increased feeling of being blocked in, loss of value to the property and increased parking problem within the area.
A resident of Port Soderick has stated that his objections are the same as with planning application 07/02075. Furthermore, he has stated there may be perceived need for office space, but believes it can be satisfied on other sites and that residential and community use needs to be retained in the area otherwise it will become a ghost town in the evenings and weekends.
The principal issues in assessing this application are a) Land use; b) Parking provision; c) Visual impact of the building within the context of the existing street scene and d) Impact on No. 2 Georges Terrace. The following paragraphs deal with these issues in the above order, followed by consideration of other matters of detail.
The Local Plan zoning of the site is for office use. Therefore, the principle of developing the site for office use would be in accordance with the land use zoning within the Douglas Local Plan.
The car parking standards set out in Appendix 7 of the Isle of Man Strategic Plan 2007 requires 1 space for every 50 square metres of net floor space. The application is proposing to provide 1 069.69 square metres of net floor space which would equate to a requirement for 21 car parking spaces. However, the development only provides 10 car parking spaces on site, which is of the total car parking requirement for this development.
The Isle of Man Strategic Plan states that "the car parking standards may be relaxed where the development is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality". The application site is within 55 m of Circular Road and 90 m of Peel Road with both of these roads serving as major bus routes into and out of Douglas. The applicant has not demonstrated that
the reduced level of parking will not result in unacceptable on-street parking in the locality; however, it must be acknowledged that the site is situated within a town centre location. The site cannot physically provide any further car parking spaces within the submitted scheme. The applicant is proposing that the other 11 parking spaces will be provided off-site.
Paragraph 11.5.3 of the Strategic Plan states that "The long term target is to reduce the level of car parking required for town centre developments and seek to develop more sustainable staff and visitor transport plans including improved public transport, staff buses, shared and pooled cars, cycling and walking". The applicant's agent has indicated, verbally, that they are willing to accept a condition as part of a planning approval requiring the adoption of a travel plan.
In summary, the proposed parking provision does not accord with the policies in the Strategic Plan. However, the site is located within an area zoned for office use and is a town centre location where the provision for car parking within developments will by their nature be limited. It is considered that the reduced car parking provision and the introduction of a travel plan, which would help to promote sustainable transport objectives, is acceptable. Furthermore, it would assist in meeting the long term target of reducing the level of car parking in town centre developments.
It should be noted that a recent planning appeal (PA07/1715/B) for a four storey office building with basement parking has been granted planning permission at appeal on a piece of underused land on the opposite side of the road to the application site. The Independent Inspector indicated that "given the Committee's own ambivalence on the design, it does not seem appropriate for this Inspector to set out to take an individual view. The developer has employed expert advice, and there has been no conclusive demonstration of harm that his design may cause as far as its relationship with its surroundings is concerned."
The design of the building is modern in its appearance and reflects the needs for the buildings use as a modern office block. It is considered the overall appearance of the building is pleasant and incorporates materials which are used within the locality. The architecture of the surrounding locality is a general mix from traditional styles to more modern styles of buildings.
In respect of the visual impact of the proposal on the streetscene of St Georges Street, the road slopes down from Circular Road to Athol Street with the buildings stepping down between Rose House and the Nationwide Building. The proposed building will not exceed the height of Rose House, which fronts onto Circular Road, and will sit comfortably within the street scene. Whether or not the planning permission on the opposite side of the road is implemented this development would not look out of place in the context of the locality.
In respect of the design and massing of the proposed building within St Georges Street, the building is relatively large when viewed from the public highway. The proposed setback at 3rd floor level will be 1.2 m and will help to reduce the overall massing of the development within the street scene. Furthermore, this scheme also removes the roof top plant room, which is proposed in planning application 7/02075/B, and incorporates it within the basement of the building. It is considered the proposal would not result in demonstrable harm to the St Georges Street elevation considering that a modern four storey building has recently be granted permission on a site opposite to this development.
In respect of the visual impact of the proposal on the streetscene of Hope Street, the road slopes down from the junction of St Georges/Hope Street to Peel Road with the buildings gradually stepping down. The proposed building will project above the ridge line of the neighbouring property by 3 m to the roof level. The third floor has been setback 3.4 m from the boundary of No. 25 Hope Street compared to the 2.2 m setback proposed in planning application 07/02075/B. This amendment sits more comfortably within the street scene as it allows to the development to step down gradually from the corner of Hope Street/St Georges Street to No. 25 Hope Street. The proposed setback at 3rd floor level will be 1.2 m and will help to reduce the overall massing of the development within the street
scene. The design and massing of the building would not cause demonstrable harm to the visual amenities of Hope Street.
It is considered, in light of the appeal decision and the changes to the scheme, this development will not cause demonstrable harm to the visual amenities of the locality.
In respect of the impact on 2 Georges Terrace, the application site is set to the north of No. 2 Georges Terrace and the proposed building will be set 17 m away from No. 2 at its nearest point. The proposed building will not directly project in front of the rear elevation of No. 2 Georges Terrace. Due to the orientation of the site, the impact from overshadowing and loss of light will be minimal. Furthermore, it is considered the proposed building will not have any overbearing impact on the residential environment of No. 2 Georges Terrace.
In respect of the concerns regarding the impact on the value of the property, this is not a material planning consideration and cannot be considered in the determination of this application.
It is recommended that the planning permission be granted subject to condition in the attached schedule.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The occupiers of No. 2 Georges Terrace have commented on issues which are a material consideration, and as such should be afforded interested party status in this instance.
Whilst the Isle of Man Fire and Rescue Service represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.
Mr Jessop of Seacliffe, Old Castletown Road, Port Soderick, given his distance from the application site is not granted Interested Party Status under the provisions of Planning Circular 1/06.
In summary, it is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status: Douglas Corporation Highways Division of the Department of Transport The occupiers of No. 2 Georges Terrace. Accordingly the following parties are not afforded interested party status: Isle of Man Fire and Rescue Service Mr Jessop of Seacliffe, Old Castletown Road, Port Soderick
Recommended Decision: Permitted
Date of Recommendation: 19.05.2008
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 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/10-04, K125/P/1005, 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.
C 3. 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.
C 4. 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.
C 5. 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.
N 1. No permission is granted or implied for the display of advertisements on the canopies, a separate consent must be obtained under the Control of Advertisements Regulations 2005.
Decision Made : Committee Meeting Date :
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