10 October 2024 · Planning Committee (decision made 24.06.2024, notice issued by Director of Planning and Building Control J Chance)
Land Between The River Douglas And, Lake Road, Douglas, Isle Of Man, IM1 5af
The proposal involves the comprehensive redevelopment of a former timber sawmill/builders' merchants site, now partly used for car parking, into six apartment blocks (Blocks A-F) ranging from 4 to 6 storeys high above undercroft parking, providing 109 apartments including 6 for First Time Buyers.
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The officer judged the proposal compliant with the site allocation in Comprehensive Treatment Area Proposal 3 of the Area Plan for the East, noting it constitutes a 'high standard of design' that posi…
Strategic Policy 1
Requires development within Douglas urban area; site in main employment/services centre supports residential focus.
Strategic Policy 10
Sustainable transport; central location, travel plan, reduced parking accepted.
Strategic Policy 11
Housing needs; significant weight to 109 units amid shortage.
General Policy 2
General development considerations; addressed amenity, design, highways.
General Policy 4
Section 13 Legal Agreements; secured for affordable housing/open space.
Environment Policy 4
Protection of species/habitats; bat/bird boxes, CEMP, landscaping enhance biodiversity.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigation against habitat loss; measures for river protection.
Environment Policy 10 - Development and flood risk
Development and flood risk; FRA acceptable with mitigations.
Environmental Policy 22
Protect amenity from pollution; CEMP addresses construction impacts.
Environment Policy 42 - character and need to adhere to local distinctiveness
Respect locality character; design inspired by historic industrial use.
Support regeneration of run-down areas
Regeneration of run-down urban areas; brownfield site improvement.
Housing Policy 1
Meets Island housing needs (5,100 dwellings 2011-2026).
Housing Policy 5
25% affordable; 6 on-site + commuted sum compliant.
Transport Policy 4
Highway safety; revised accesses/visibility accepted.
Recreation Policy 3
Landscaped amenity; communal spaces provided, public space via commuted sum.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans (drwg. nos. A_PLN_102 Rev P4; A_PLN_103 Rev P3; and A_PLN_106 Rev P5), and shall thereafter be retained for access purposes only.
Visibility splays
The provision of visibility splays for the Lake Road and 'Old Lake Road' accesses as per approved plan A_PLN_106 Rev P5 shall be implemented before the first occupation of the development and retained clear from obstructions greater than 0.60m in height for the lifetime of the development.
Cycle parking facilities
Full details of cycle parking facilities as noted on the approved plans shall be submitted to the Department for approval in writing and thereafter implemented in accordance with the approved drawings. The cycle parking facilities for each residential block shall be provided prior to the first occupation of any apartment within that block, and thereafter retained in perpetuity in accordance with the approved drawings.
External wall and roof finishes samples
No above ground works shall commence until sample details of all external wall finishes and roof finishes have been submitted to and approved in writing by the Department. The finishes are to be installed in accordance with the approved details, and be retained thereafter.
Stonework sample panel
No installation of stonework on any part of the development hereby approved, including the riverside wall, shall commence until a sample panel of stonework has been erected on site (or an alternative location) and approved in writing by the Department. The stonework shall not be installed unless in accordance with the approved details and must be retained thereafter.
Internal car parking, EV charging, bins
The first apartment within each residential block hereby approved shall not be occupied or operated until the internal arrangements for that block relating to car parking, including that for the mobility impaired; electric vehicle charging; bin storage; and internal vehicle routes as shown on the approved plans have been implemented. Such areas shall not be used for any purpose other than those which have been consented, and shall remain free of obstruction for such use at all times.
Off-site highway works
The off-site highway works detailed on the approved plans, including the controlled crossings on Lake Road and Bridge Road, and the lay-by on Lake Road, shall be completed before prior to the first occupation of the approved development.
Riverside walkway public access
The pedestrian and cycle walkway from 'Old Lake Road' bounding the site to the south adjacent to the River Douglas shall remain open to the public for the lifetime of the development.
Landscaping and planting
All landscaping must be undertaken in full compliance with the details contained in the Landscaping Plans (Drawing Nos. A_PL_130 Rev P2, A_PL_131 Rev P2 & A_PL_132 Rev P2) and Planting Schedule (Drawing No. A_PL_133). The works shall be carried out prior to the occupation of any part of the development. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Thereafter, all soft landscape works shall be permanently retained in accordance with the approved details.
Bat and bird boxes
Bat and bird boxes must be installed as per the details contained in the Bat and Bird Box Locations document (Drawing No. A_PL_135 Rev P2) and shall thereafter be retained in perpetuity in accordance with the approved details.
External lighting
Permanent external lighting must be installed as per the details contained in the Horizontal Illuminance Drawings document (Drawing Nos. A_PL_141, A_PL_142 & A_PL_143) and shall thereafter be retained in perpetuity in accordance with the approved details.
Flood risk mitigation
The development shall be undertaken in full accordance with the mitigation and flood risk prevention measures outlined in the approved Flood Risk Assessment (Waterco) received 21.03.24.
No surface water to public sewers
For the avoidance of doubt, no discharge of surface water into the combined public sewers from any part of the development is permitted.
No permitted telecoms development
Notwithstanding the provisions of the Town and Country Planning (Telecommunications) Development Order 2019 or any order amending, revoking or re-enacting that Order no telecommunications apparatus shall be erected or installed under Schedules 2 or 3 to that order without an express grant of planning approval from the Department.
No additional pipework on elevations
Other than those shown on the approved drawings, no soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the elevations of the building hereby approved.
External plant/equipment details
Any telecommunications apparatus (not for the purposes as set out under Town and Country Planning (Telecommunications) Development Order 2019), extraction plant, air conditioning units and any other plant or equipment that is required on the exterior of the buildings shall be installed in accordance with details to be submitted to the Department in writing to be agreed. The details shall include: proposals for communal provision of television receiving equipment, wherever possible; siting; appearance; any arrangements for minimising the visual impact; and any arrangements for mitigating potential noise and vibration.
No permitted enclosures
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2012 or any order amending, revoking or re-enacting that Order no means of enclosure, other than that shown on the approved plans and other documents listed on this decision notice, and any drawings approved subsequently in writing by the Department pursuant to any conditions on this decision notice, shall be erected on the site under the terms of Class 39 of Schedule 1 to that Order without an express grant of planning approval from the Department.
Bird strike prevention on glazing
Notwithstanding the details shown on the approved plans all glass balustrades/balconies shall be installed with measures to prevent bird strikes to be either etchings on the glass or use of ultraviolet decals.
Supports application, minor concern on bin storage distances noted but accepted as building control matter; requires commuted sum for off-site public open space
No objection subject to conditions and S109(A) agreement; revisions addressed all concerns including accesses, tracking, crossings, and TRICS data
No concerns subject to standard conditions on no surface water to sewers and drainage application
No concerns regarding electricity supplies
FRA within tolerances
No harm to settings of Douglas Railway Station (RB74) or Arch Tower (RB217); neutral to positive on North Quay Conservation Area views
Content; no ecological assessment required; supports CEMP, landscaping, bat/bird boxes, lighting conditions
No objections provided no adverse effect on watercourse and no lighting onto river
Supports for social/economic benefits including housing need and Economic Strategy alignment
No comment
Agrees 6 affordable apartments + commuted sum via Section 13
Highways Development Control initially requested further information but later raised no objection subject to conditions; DEFA Registered Buildings Officer has no objection with conditions on finishes; DEFA Ecosystem Policy is content with no objection subject to conditions; othe…
Key concern: initial highways concerns requiring revisions including RSA, TRICS, and access tracking
Highways Development Control
Conditional No ObjectionHighways DC request a new RSA Stage 1 is submitted; Further TRICS analysis should be provided removing sites from Greater London; Recommendation: Request further information / revisions
Conditions requested: Updated Stage 1 RSA; Revised TRICS data analysis with IOM comparables; Tactile paving and dropped crossing details; Clarification of undercroft access footway; Revised vehicle tracking for estate car; No doors opening onto highway; Cycle/walkway minimum 3m width; Crossing upgrades to zebra and toucan; Access arrangements per specified drawings; S109(A) Highway Agreement
Highways Development Control
Conditional No ObjectionThe revisions submitted have addressed all highway and road safety issues raised; Recommendation: DNOC
Conditions requested: All access arrangements to accord to Drawings No. A_PLN_102 Rev P4; A_PLN_103 Rev P3; and A_PLN_106 Rev P5; S109(A) Highway Agreement post planning consent
DEFA Assistant Registered Buildings Officer
Conditional No ObjectionDo not object. Conditions are recommended in respect of the proposed finishes.; the proposals would not harm the setting of the registered building.
Conditions requested: No external finishes shall be installed until sample details of all external wall finishes and roof finishes have been submitted to and approved in writing; No installation of stonework shall commence until a sample panel of stonework has been erected on site and approved in writing
DEFA Ecosystem Policy Officer
Conditional No Objectionwe are content with the information submitted; we do not consider that one [ecological assessment] is required here
Conditions requested: All works must be undertaken in full compliance with the Site & Construction Environmental Management Plan (Issue No. 1.2 dated February 2024); All landscaping must be undertaken in full compliance with the details contained in the Landscaping Plans and Planting Schedule; Bat and bird boxes must be installed as per Drawing No. A_PL_135 Rev P2; Permanent external lighting must be installed as per Horizontal Illuminance Drawings; No external clear glazing unless bird strike prevention measures approved
DOI Public Estates and Housing Division
Conditional No Objectionthe Department has requested that the applicant includes a limited number of six 2Bed affordable apartments
Conditions requested: Section 13 Agreement to provide six affordable housing units plus 21.25 commuted sums at £51,800 each
Isle of Man Fire & Rescue Service
No Commentwe would strongly advise that the proposed sprinkler system be extended to cover the communal means of escape; strongly advise that this area [carpark] also be covered by a suppression system
MUA Electricity
No Objectionno concerns regarding electricity supplies
IOM Police
No CommentI have no comment to make at this time
Douglas City Council
Conditional No Objectionthe full amount will need to be provided off site and its cost covered by a commuted sum
Conditions requested: Commuted sum for full amenity space requirement as scheme provides none
