S3

Central Douglas Masterplan

Site	Summary of Proposal	Responsibility / Role
Quayside
Short Term
QS1	Infill at the Lord Street site / North Quay, focusing on leisure development.	This surface car park site is owned by the Isle of Man Government. There is existing developer interest in acquiring the site for leisure led mixed use development. Such development accords with the objectives of this masterplan and the Government should commence marketing the site. It is recommended that the site is sold subject to a development agreement to ensure that the Government's objectives for the site are realised and that the selected developer meets a pre-agreed development programme.
QS2	Support town centre circuit connecting through Wintergarden to new capital town space.	A significant new amenity space should be provided on the Quayside and this is likely to be delivered in tandem with the delivery of QS1. The nature and extent of the space should be controlled through the development agreement associated with the selection of a developer for QS1.
QS3	Promotion of further leisure (restaurant & bars) to create cluster.	The Quayside properties are outside the Government's ownership. Re-ordering of this area for food and drink clustering will require joint working with landlords to promote the area generally and vacant properties in particular to these operators.
Medium Term
QS4	Evolution from light industrial uses to residential, with relocation of existing uses.	The South Quay includes a diverse mix of employment uses, some of which appear suited to this high value location and other less so. A number of these sites have been optioned by developers and medium - long term development opportunities. Relocation of the existing industrial and trade counter uses will be necessary to facilitate higher value residential and office developments. The Government should encourage and facilitate the relocation of the existing industrial uses and redevelopment of the site using its planning and development functions. In the first instance it will be necessary to identify a suitable site (or sites) for relocation.
The Fort
Short Term
TF1	Leisure led uses, including hotel, cinema and winter garden with gallery space, retail and residential opportunities	This surface car park site is owned by the Isle of Man Government. There is existing developer interest in acquiring the site for a leisure led mixed use development. Such development accords with the objectives of this masterplan and the Government should commence marketing the site. It is recommended that the site is sold subject to a development agreement to ensure that the Government's objectives for the site are realised and that the selected developer meets a pre-agreed development programme.
TF2	Potential for marshalling yard extension and multi-storey car park for The Fort development	The marshalling yard is owned by the Steam Packet Company. The Government should work with the Steam Packet Company to explore and agree objectives and strategy for the redevelopment of the marshalling yard. In the first instance the Government should engage with the Steam Packet Company to understand their objectives and potential appetite to develop. If the Steam Packet Company cannot find common ground with the Government, the two parties could work together to procure a single development partner for the marshalling yard and neighbouring Lord Street site (QS1/TF1). Through their planning and development management functions the Government should encourage and facilitate the redevelopment of the site.

Strand Street

Long Term

• SS3 Large scale units and new access created through demolition of selected strand street units (nos. 53-75) and development of new car park on the Market Street site.

This long term development project will require acquisition of a number of privately owned retail units to assemble the development site. The project will very likely require use of the Government's CPO powers. As such, the project will bear significant costs for the Government, albeit that these costs should be recovered in time through the sale of the site for retail development and car parking.

• SS4 New Connection between St Georges & Strand Street, including demolition of Victory House.

This is another long term development which is unlikely to proceed until Victory house reaches economic obsolescence (i.e. where the value of the redevelopment of the site is greater than the existing use value). Future redevelopment of Victory House offers potential to provide a new connection between St Georges and Strand Street, which should be a long term objective. The Government should use its planning and development management functions to encourage and protect this objective.