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Douglas Development Partnership Development Brief for Lake Road
Douglas Riverside/Lake Road Site
Prepared by Douglas Development Partnership in consultation with the Directorate of Planning and Building Control and the Department of Transport
Draft 3
February 2003
The piece of land in question forms a prominent gateway into Douglas as one approaches along Old Castletown Road, a route which has recently been subject to major improvements to enable it to become the major strategic route between Douglas and the South of the Island. The redevelopment of the site will also have a major impact on the character of the Quayside area of Douglas.
This Planning Brief has been produced by Douglas Development Partnership in consultation with the Directorate of Planning and Building Control and the Department of Transport in recognition of the importance of the site in planning and urban design terms. The purpose of the brief is to guide potential development of the site in terms of the type and scale of development which is likely to be acceptable and to identify any specific factors which need to be taken into account in preparing planning applications for the site.
The brief is not overly prescriptive and is intended as a guide only. Accordance with the brief cannot fetter the statutory responsibilities of the Planning Committee to determine on subsequent planning applications. It is recommended that the development of any scheme for this site involve full consultation with the Directorate of Planning & Building Control.
The site which is the subject of this brief comprises two separate plots.
The larger plot comprises the land currently occupied by Douglas Corporation's Lake Road Depot, the Douglas Steam Sawmill Company and the site formerly occupied by EB Christian Limited. The boundaries of the site are Bridge Road to the east, the Douglas River to the south and west and Lake Road to the north. This site has been subject to some flooding from the Douglas River in the recent past.
The smaller plot comprises a site used for a variety of industrial uses to the south of the river which is bounded by Douglas Bridge to the east, Old Castletown Road to the south and the Douglas River to the west and north.
Both sites are identified by a red line on the plan which accompanies this brief.
The larger of the two sites is zoned by the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 as an area for predominantly residential use. A very small area in the north eastern corner of the site is within the North Quay Conservation Area.
The smaller site is zoned by the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 as an area for light industrial use. However, the Directorate of Planning and Building Control has
indicated that consideration may be given to alternative use of the site to include predominantly residential use.
The principal use of the combined site should be residential. The type of housing should be determined having regard to the urban location, which provides convenient access to shops and other services but which probably means that private external space may be limited. Consideration should be given to the inclusion of an element of affordable housing.
Leisure related uses could be included within the scheme although extensive leisure provision at the expense of predominantly residential space would be discouraged. Uses such as bars, cafes, and restaurants are likely to be appropriate for the ground and first floors of the site which overlook the inner harbour. The provision of some external terraced areas relating to this type of use which exploit views over the harbour are likely to be encouraged. Similar uses may also be appropriate to the edges of the site which overlook the Douglas River. However, the inclusion of such uses should have consideration for the potential for noise during the evening and should ensure that the design minimises any likely such disturbance to residents.
If the smaller site to the south of the river is proposed for leisure use, a means of pedestrian access into the site other than the footway on Old Castletown Road should be provided. This might be via a footbridge across the river or a riverside walk on the south bank. The Department of Transport has indicated that it would wish to acquire a slice of this site in order to improve the Leigh Terrace and Bridge Road junction and to extend the on-street parking provision at Leisgh Terrace.
Resident's car parking should be provided at a minimum ratio of one space for each small residential unit (1-2 bedrooms) and 2 spaces for each larger unit. Car parking on the larger site should not be visible from the quayside, the south bank of the river and Old Castletown Road. Ideally it should be provided either underground or within enclosed mews courtyards accessed from Lake Road. No new vehicular access will be permitted from Bridge Road. All vehicle access must be from either Banks Circus or Lake Road.
Developers should consider methods of providing car parking in respect of any leisure use of the site during the evenings. The provision of on-street car parking on Lake Road is not desirable. It is suggested that there may be scope to negotiate customer use of other nearby car parks outside normal business and shopping hours.
The area of the site which bounds the northern bank of the Douglas River has enormous potential for public amenity and should include a riverside walkway/cycleway to be dedicated as a public right of way which links Bridge Road with the westernmost end of the larger site. There is considerable scope for this right of way to be extended in the future to link with the Nunnery Estate and the National Sports Centre. The new walkway should be as close to the surface of the water as possible without posing a flooding hazard and should be designed in such a way that it does not become slippery when wet. A blank concrete wall below the walkway will not be acceptable. The walkway should be fully accessible to cycles and wheelchairs at its eastern end and the junction with Bridge Road. The walkway should also extend under Douglas Bridge to emerge on The Tongue. To achieve this, levels must be calculated very carefully but it is anticipated that there will be just sufficient headroom for pedestrians and cyclists.
The prominent location of the site and the length of frontage along the river and Bridge Road dictate that a very high standard of architectural and urban design is required. Any traditional materials might include Manx stone, painted render and slated, pitched roofs. Flat parapet roofs or high quality metal roofs would also be acceptable. A modern design solution would not be
discouraged and the use of materials such as stainless steel and other metals in a design theme which reflects the proximity to the inner harbour yacht haven is likely to be supported.
The larger site should be three or four storeys above the highway level and should reflect the vertical emphasis apparent around the rest of the harbour. There is scope to accentuate the corners at a higher level. An element of surface level public space in the form of a landscaped area or square on the site of the current car showroom forecourt would benefit the Bridge Road elevation by breaking up the mass of the building. The Riverfront elevation should not be a single mass but should be separated into a series of elevational blocks. Soft landscaping should be used to merge the most westerly end of the development into the woodland beyond. There may also be scope to incorporate some communal residential gardens along the western end of the riverfront above or behind the riverside walk. The residential units should take advantage of the southerly aspect to make full use of the direct sunlight.
The Lake Road elevation should retain some active street frontage. Consideration should be given to the retention and conversion of any of the existing buildings within the site which have architectural or historic merit.
The smaller site to the south of the river is particularly important in urban design terms and merits a landmark building which should be 3 storeys above the highway although this could be increased at the prominent corner in order to accentuate this feature.
A Public Realm design Guide is currently being produced for the Quayside and the palette of materials and products contained within that guide should be adopted within the public areas of this site. In addition, a number of typical design details will be included in the guide and where appropriate, these should also be employed.
Douglas Development Partnership has had a Quayside Lighting Strategy commissioned by consultants Hoare Lea Lighting. A copy of this strategy is available on request. Lighting of the exterior facades and public areas of the site should be considered as an important design element within the scheme.
Pegale ACT
Douglas Riverside Site
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