Heritage Homes Planning Statement

Heritage Homes Ltd

Redevelopment of Manx Petroleums Depot with 60 Residential Apartments and Creation of Associated Car Parking on Adjoining Unused Scrubland, Land Between South Quay and Head Road, Douglas

0600505

Planning Statement in Support of the Application

Heritage Homes Ltd. Dandara Group Head Office Isle of Man Business Park Braddan Isle of Man IM2 2SA

Heritage Homes Ltd

Redevelopment of Manx Petroleums Depot with 60 Residential Apartments and Creation of Associated Car Parking on Adjoining Unused Scrubland, Land Between South Quay and Head Road, Douglas

Supporting Information

1. Heritage Homes Ltd are seeking detailed planning approval for the residential

redevelopment of an existing oil distribution depot on South Quay, with associated car parking to be created on scrubland which adjoins both the existing depot and Head Road. This statement of supporting information sets out the planning context of the application, explains the proposed development and considers the principal planning issues. Also provided as separate documents are an assessment of the transport implications of the proposal and a demolition/construction method statement.

The Site

1. The site is comprised of the existing oil distribution depot on South Quay and

the adjoining unused scrubland which rises up towards Head Road. The depot contains a yard and a number of low-grade industrial buildings and is currently accessed from South Quay. The southern side of the depot is defined by a steep terraced bank which rises up to an unused area containing scrub vegetation and occasional trees (predominantly Hawthorn), some of which have been recently removed by the current site owner. This area slopes upwards to meet Head Road, although at the southern site boundary it still remains well below the level of the highway. The site is overlooked from housing on both sides of Head Road.

1. The depot part of the site is flanked by buildings on either side, with the

former swing bridge tower immediately to the east and the Clover Asphalte building to the west. The former is a Registered Building (no. 115) with lower "wing" sections either side of a central tower and is not in regular use, whilst the latter is a low industrial building of little or no architectural merit. A garden and vacant plot adjoin the western side of the scrubland area whilst a set of public steps run just outside the eastern boundary.

Planning Policy

1. The site is within an area which is designated for Predominantly Residential use by the Douglas Local Plan. Amongst the housing policies and supporting text of the Plan it is stated that residential development will be restricted to those areas defined in the Local Plan and that in order to avoid "peripheral growth of housing on Greenfield sites" the use of residential areas designated for development in conjunction with "clearance areas for redevelopment" will be encouraged. The Industry chapter of the Plan states that industrial activities on South Quay (other than those which are harbour or water related) should be encouraged to relocate.

1. Chapter 14 of the Local Plan suggests areas that will be the subject of development briefs, presumably to be prepared by the Department. In relation to development opportunities for South Quay it is simply stated "Not yet identified but must acknowledge material habitats which exist, especially with regard to the quarry faces".

1. The Local Plan suggests that for 2 and 3 bedroom apartments in the town centre a car parking standard of 1 space per unit may be appropriate. The emerging Isle of Man Strategic Plan suggests that the typical standard for apartments should be 1 space per bedroom, whilst also recognising that in the case of town centre and brownfield sites the Department will consider reducing the parking requirement having regard to certain criteria, including the location of the housing relative to public transport, employment, and public amenities. A parking standard of 1 space per unit¹ has previously been approved for similar schemes in the town centre, including around the harbourside, and is thus felt to be appropriate in this instance.

1. The emerging Isle of Man Strategic Plan contains polices which seek to direct development to existing settlements and to where possible re-use previously developed sites in an efficient manner. The Plan also suggests that development which is in accordance with the appropriate land use zoning will normally be permitted provided that it satisfies the standards set down by General Policy 2. The policy requires, amongst other things, that development

¹ For 1 & 2 bedroom units. 3 bedroom units to have 2 spaces.

respects the site and its surroundings, that the amenity of neighbours is not adversely and unreasonably affected, and that the development in itself provides satisfactory amenity standards for new residents. Housing Policy 5 suggests that any residential development of 8 units or more should be made up of 25% affordable housing.

1. The most recent planning application for the site proposed the erection of a vehicle maintenance shed and was approved over twenty years ago (PA 85/00946). A scheme of apartments is currently being constructed on a site further along South Quay to the east, the planning application for such (PA 02/01674) having been considered in light of the site's proximity to the fuel storage vessels at Battery Pier. In that instance the proposed development was considered to be sufficiently distant from the vessels so as to not warrant a threat to public safety; the development now proposed by this application will be considerably further away from the vessels (approximately three times the distance) and as such will not be unduly affected by their presence.

The Proposal

1. The application seeks detailed planning approval for the redevelopment of the depot site with a building containing 60 apartments, and the creation of associated car parking on the undeveloped area between the depot and Head Road. The design of the new building responds to a number of key contextual factors, including the presence of the former swing bridge tower, the form and materials of existing buildings around the harbour, and the relative levels of the existing depot, the steep bank, the scrubland area and Head Road.

1. The former swing bridge tower is a Registered Building and it is important that any new development does not unduly influence its appearance and character. For this reason the new building at this point is set entirely behind the swing bridge building and will not be as high, allowing the Registered Building to retain its individuality. This section of new building will be a relatively simple structure finished in render and timber so as to provide a lighter contrast with the stone of the tower rather than conflict with it. The substantial setback from the highway at this point allows the creation of an area of public open space in the form of a landscaped courtyard, which visually breaks the mass of the building to a significant degree.

1. The remainder of the set back section is predominantly glazed and is designed as a clean, relatively modern transition towards the principal elements of the building. It is seen as important that this element provides a contrast with those either side so as to further break the visual massing of the building. The central element of the scheme incorporates two forward facing gables of a traditional form, with differences in height, proportion and finishes that allow them to be read more as individual elements. The finishes for the building as a whole respond to those used around the harbour and include traditional materials such as stone, render, timber and slate as well as more modern materials with a maritime feel such as stainless steel. The height of the principal central element is just above that of the swing bridge tower and its roof is at approximately the ground floor level of the buildings directly behind on Head Road. Views of the harbour area from parts of Head Road will be altered by the development, but it will not unduly affect the general outlook from Head Road nor the amenity of residents. The buildings on Head Road are themselves relatively substantial and along with the existing tower they set an appropriate context for a building of the scale now being proposed.

1. The section to the west of the front facing gables drops away in height and again changes form so as to break the visual mass, although the finishes will be in accordance with the overall scheme. The scheme will provide a mix of apartment types, a proportion of which will meet the Department's design criteria for affordable housing.

1. The existing site entrance from South Quay will be relocated so as to improve its visibility and will provide access to 9 parking spaces, 6 garages and servicing areas. The majority of car parking will be located on the scrubland area to the south of the depot and will be accessed from Head Road, with elevated pedestrian walkways leading to the new building. This area will provide 50 spaces to be allocated to new residents of the proposed development (giving a total of 65 spaces for new residents) as well as public spaces to replace the roadside spaces that will be removed to allow access to the car park. It is proposed that the 14 roadside disc zone spaces will be replaced by 22 new public spaces, which can be operated in the same manner (i.e. as a disc zone). The car park will remain below the level of the

existing roadside wall to Head Road. These issues are dealt with in more detail by the Transport Assessment which accompanies the application.

Summary

1. The site is within an area which is designated for Predominantly Residential use by the Douglas Local Plan. Redevelopment with residential apartments will represent an efficient use of a town centre brownfield site which is sustainable in terms of its proximity to employment and retail uses and public transport links.

1. The building design responds to the characteristics of the site and its wider context, including the former swing bridge tower, existing buildings around the harbour and the raised land to the south of the existing depot. The building is divided into distinct yet interconnected elements which serves to break down its visual massing, and the eastern section is set well back from the highway which allows the creation of a public courtyard adjacent to the existing tower. The height of the building varies significantly across the site, with the highest central section having its roof at around the ground floor level of the buildings behind.

1. An improved access will be created off South Quay, but the majority of car parking will be located to the south of the existing depot and will be accessed from Head Road. This will include parking for new residents and an increased number of public spaces to replace those currently on Head Road. The Transport Assessment which accompanies the application concludes that the planning application proposals are fully consistent with the aims and objectives of the draft Isle of Man Strategic Plan and accord with all relevant transport policies and that traffic generated by the development will not result in material change to the operation of the local highway network.