1 September 2006 · Planning Committee on Review
Bridge Works, South Quay, Douglas, Isle Of Man, IM1 5aj
The application sought approval in principle to redevelop the existing tyre/exhaust garage site at Bridge Works, South Quay, Douglas, into residential apartments, replacing low-quality industrial buildings.
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The site is zoned light industrial under the Douglas Local Plan but was assessed as previously developed land due to existing buildings and yard, not fitting the Strategic Plan's protection for 'undev…
Strategic Policy 7
Requires protection of undeveloped land in industrial zones from non-industrial development. Officer assessed site as previously developed land (occupied by permanent structures including curtilage), not 'undeveloped', so not protected and residential redevelopment acceptable.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Parking provision
There must be provided on site at least one parking space for each apartment.
Vehicular access and sight lines
Vehicular access to the development must be designed such as to provide adequate sight-lines having regard to the status of the highway on to which that access would be formed; it is recommended that the DoT should be consulted hereon.
Affordable housing
25% of the proposed apartments must be made available as affordable units in accordance with the Departments House Purchase Assistance Scheme 2004.
Design considerations
Design of the proposed building must be undertaken having regard to a) the amenities of, and outlook from, the flats approved on the land opposite the site under references PA02/2498 and PA04/2065; b) the contribution which the building would make to i) the immediate street scenes; and ii) longer views from the harbour and the river; and c) such as to include an element of public space.
Method statement and flood risk
With the application for Reserved Matters, there must be submitted a method statement which demonstrates how works of demolition and construction would be undertaken without affecting adversely the water-carrying capacity of the channel, the ecology of the river and its banks, and the navigation rights on the river, and also a flood risk assessment.
Approved plans
This approval relates to the site defined on drawing 2192 a/01, date-stamped 9th July 2004.
no adverse traffic impacts, subject to conditions on parking, access, sight lines after consultation
withdrawal of objection following improvements at Glencrutchery Water Treatment Works
Department of Transport Highways initially objected due to inadequate visibility but withdrew the objection subject to conditions on parking, access, and sight lines; Isle of Man Water Authority initially objected due to water supply capacity but withdrew after improvements; Doug…
Key concern: inadequate visibility with the highways
Department of Transport Highways
ObjectionThe proposed site for redevelopment does not provide adequate visibility with the highways.; NB Previous discussions took place with the applicant to negotiate the provision of land to the Department of Transport for visibility improvements with Bridge Road, South Quay and Leigh Terrace.
Department of Transport Highways
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions; To ensure the adequate access and vehicle parking facilities and in the interests of road safety.; N.B Discussions have taken place with the applicant in ...there objectives of condition 3.
Conditions requested: Parking arrangements on site shall meet the requirements of the Planning Committee after consultation with the Highway Authority.; The access, including the sight lines, shall meet the requirements of the Planning Committee after consultation with the Highway Authority.; Any detailed application shall take account of highway i.e alignment and sightline requirements to the satisfaction of the Planning Committee after consultation with the Highway Authority.
Isle of Man Water Authority
ObjectionThe Authority considers the application to be premature; Whilst not wishing to delay the planning process... the Authority must register its objection; The Authority would, however, be prepared to withdraw its objection subject to suitable conditions being imposed.
Conditions requested: No construction of the proposed dwellings shall commence until such time as the Isle of Man Water Authority gives notice in writing to the Committee that the Authority will within six months of the date of such notice have the capacity to provide to the proposed dwellings a supply of wholesome water sufficient for the domestic purposes of the proposed dwellings.
Isle of Man Water Authority
No ObjectionWITHDRAWAL OF OBJECTION; The Water Authority is satisfied that this increase in the reliable treatment capacity of the old works will provide sufficient potable water to support some further development on the eastern side of the Island.; I have therefore been directed to withdraw the Water Authority’s objection to the above Planning Application.
Douglas Borough Drainage
No CommentDouglas Corporation acting as The Agent for the Department of Transport, under the Sewerage Act 1999 would request a deferral to the above application.; Notes: - Drainage details required.
Douglas Corporation
No CommentI do not wish to add to the comments already submitted on behalf of Douglas Corporation.
