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.
Water & Sewerage Authority and Department of Transport Highways raise strong objections regarding flood risk safety and highway capacity impacts, while other consultees raise conditional concerns or no objections.
Key concern: Basement car park unsafe in High Flood Risk Zone with over 3m flood depths
Isle of Man Water & Sewerage Authority
Objectionthe report submitted fails to adequately demonstrate that the proposed development would be safe in terms of flood risk; a basement car park at this location would be very unsafe and therefore is not appropriate; WSA require a review of the hydraulic model be undertaken
Conditions requested: Update FRA with latest UKCP09 climate change projections to year 2115; Reconfigure development to remove basement parking and maintain overland flow conveyance route; Review hydraulic model without masonry wall and sandbags for baseline flood risk; Quantify development impact on third party flood risk; Produce comprehensive flood emergency plan
Department of Transport Highways
ObjectionThe TA has failed to demonstrate that the existing highway network can accommodate the traffic; The Department recommends that the application be refused; RFC values for PM peak traffic turning left or straight ahead out of Bank Hill for options b), c) and d) to be very close to or exceeding the acceptable level of 0.85
Conditions requested: Demonstrate visibility splays; Assess future year traffic growth with/without mini roundabout; Provide continuous safe pedestrian/cycle route to town centre; Assess impact on accident rates; Demonstrate emergency servicing adequacy
Department of Environment Food and Agriculture (DE) Land Drainage
Conditional No Objectionthe precautionary principle should be adopted; only low vulnerability development be allowed in this Zone; further assessment is required to confirm the suitability of under croft car parking
Conditions requested: Adopt ReFH 1 in 100 year climate change flow 160.6m³/s; Undertake hydrodynamic modelling of River Douglas; Simulate 1 in 200 tidal with 1 in 2 fluvial; Review FFL 0.6m above residual flood level; Assess flood hazard on emergency access routes; Assess construction phase flood risk
Borough of Douglas Drainage Department
Conditional No ObjectionNo Objection in Principle subject to:-; Drainage Layout Required
Conditions requested: No discharge of surface water to foul drainage systems; Submit drainage layout for approval prior to works; Provide levels to Douglas 02 datum for FFL, basement, thresholds; Tank any basement structure; CCTV survey of sewers pre and post works; Pay Communication Fee per dwelling
Estates and Housing Directorate
Conditional No Objection22 units of affordable housing would be required (88 x 25% = 22); constraining further progress within the scheme until a Section 13 Agreement is concluded
Conditions requested: Provide 25% affordable housing (22 units); Conclude Section 13 Agreement; Discuss provision including public sector rented housing
Department of Local Government and Environment Environment Safety & Health
No Commentthe proposed flats/apartments must... be registered thereafter under the same Regulations PRIOR to any of the flats being occupied
Conditions requested: Flats must comply with Housing (Flats) Regulations 1982 and be registered prior to occupation
