29 August 2013
Land Between The River Douglas And, Lake Road, Douglas, Isle Of Man, IM1 5af
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Environment Policy 10
Requires flood risk assessment and mitigation details for sites with potential flooding risk, as set out in Appendix 4. Site in High Risk Flood Zone per WSA maps; submitted FRAs (three versions) failed to satisfy WSA that development safe or no third-party impact.
Environment Policy 13
Prohibits development resulting in unacceptable on-site or off-site flood risk. WSA concluded FRAs inadequate, basement unsafe, third-party risks increased.
Transport Policy 4
Requires transport infrastructure to safely accommodate development traffic. Off-site highway works (widening, realignment) outside red line, in Conservation Area without permissions; cannot be conditioned.
Recreation Policy 3
Requires open space per Appendix 6 standards; off-site contribution via legal agreement acceptable in town centre location due to demographics.
General Policy 9
Requires contribution to public art via legal agreement.
