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Application No 97 / 0528
1.0 I am Michael Aukett RIBA DIP ARCH FCSD RSA and I am the architect for this project appointed by Shoprite. My curriculum vitae is attached, which I can read.
I have considerable experience of dealing with buildings designed for conservation areas and town centres. Both for mixed use and residential developments and for which I have won a number of awards (over 40 for all projects) including Civic Trust Awards, RIBA National Awards, FT Awards, MIPIM European Office of the Year Award.
Relevant projects include:-
I have spoken recently at the Cities Conference in Docklands, London on the Future of Mixed Use Development in Towns and Cities; and I am a specialist in retail schemes.
2.0 In considering the design for the mixed use development of residential and retail shopping I visited the site took photographs and evaluated its urban context. I considered the report of the 1989 adopted plan for Douglas and also the Douglas local plan order 1997. It was this later document with its more up to date brief that I worked to.
Important local issues were taken into account in my planning of the site, its scale and massing and the style and character of the area and its architecture. These were:- see attached planning support statement - Appendix B.
In developing our ideas we held discussions with your Department of Transport in July - see letter of 24th July and further discussions have taken place subsequently - see memos and letters of 10th, 12th and 25th September.
I have read the issues raised by objectors and feel there are merits in many comments of detail which can be easily incorporated into the development of our planning proposals.
CAREER SUMMARY
Date of birth 1 July 1939
Nationality British
Diploma in Architecture
Central London Polytechnic
1995- Present Managing Director, Michael Aukett Architects Limited
1988- 1994 Chief Executive, Aukett Associates PLC
1972- 1988 Founder and Chief Executive, Michael Aukett Associates
1963- 1972 Associate then partner, Austin Smith Lord Architects
MARKET HILL CUP MARKET HILL BLUE PL PL PL PL PL PL PL
BLUE PL PL PL PL
Bus Station BLUE PL PL PL
Shelter Shelter AIR TERMINAL PC TCB Car Park Air Terminal PC TCB Car Park
Douglas Hotel Douglas Hotel Clarendon Hotel
Mean High Water
DOUBLE CORNER Tide Gauge Tide Gauge see Palace Berth
MOBILE STREET MOBILE STREET WAREHOUSE PLAINING COMMITTEE SECRETARY'S OFFICE 14 JUL 1999 990681 REF.
LORD STREET
NORTH QUAY: pedestrianised
SCHEDULE OF UNITS SP 10 - 11 3P 20 - 22 4P 30 - 4 4P 30/W- 6 6P 30/W- 7 TOTAL 82 CAR PARKING SPACES - 167
3.0 Issues
Based upon the written submissions for the redevelopment of the Lord Street Bus Station site - Douglas.
The comments on the overall content of the proposal seem supportive, but there are points of concern raised by a number of bodies and the public, as follows:
3.1 I will deal with each of these issues in turn and explain how the layout can be modified to take account of them, an illustrative plan ‘Appendix A’ has been drawn up on which these issues have been fully illustrated.
Points of concern:
3.2 Public Open Space:
Douglas 2000 and others call for a “...‘civic space’ rather than merely an ‘open space’. Elsewhere there is reference to a ‘town square’, ‘an amenity area of an impressive nature...” this site is seen as a principle project to commemorate the year 2000 in Douglas.
This public open space should be central to the development with open views through from North Quay to Lord Street.
The design should create ‘permeability’ with views and ways through the scheme.
The ‘town square’ should form a distinctive focal point and land mark - accessible to the public with seating and provide the following uses as suggested by Douglas 2000.
Reference will be made later to service access during limited periods for vehicles off North Quay.
The Department of Transport want to see highway improvements to Parade Street and Lord Street. No plans are currently available say the Department of Transport showing the lines of the new highway, however access has been approved by the Department of Transport for 'The Steam Packet' site opposite with access onto Parade Street, and "this access is in that position to accord with the proposed new road layout on Parade Street". It is understood new roundabouts and the road widening of Parade Street is proposed but no plans are available. Parade Street is to become a major through route across the new river bridge to relieve traffic in the town centre.
When the bus station is relocated a bus lay-by will be required along Lord Street as a waiting area for buses, and some widening of Lord Street may be required.
It is understood that North Quay will be pedestrianised, however limited vehicular access for servicing is to be permitted by the Department of Transport to Harris Street and on through to Chapel Row. This will serve the unloading of The Clarendon and The Albert Hotel.
To maintain the pedestrianised quality of the new town square it is proposed that servicing be restricted to early morning hours to permit unloading between 8am and 10.30am so as not to restrict peaceful pedestrian enjoyment in normal hours.
It is also seen as a suitable access by the Department of Transport for the new developments service vehicles and some disabled car parking - see Department of Transport letter of 25th September 1997. If a 'town square' is to be proposed, it is suggested that a similar limited service access restriction be applied to the new development. A defined service area with bollards can be constructed with an associated disabled parking area outside the main pedestrian zone - see Appendix A.
Assuming that the bus lay-by along Lord Street is continuous - access for cars to the development will not be possible from Lord Street. Two options exist for access to the sub-basement car park. The preferred access is shown off Parade Street with access for cars both 'in and out' permitting only left in and left out access. All right turns will be prohibited and these movements can be carried out at adjoining roundabouts. An alternative 'egress only' is possible from North Quay existing vehicle access with exits permitted only onto Parade Street.
Using the amended scheme now shown - car parking for 167 cars is correct for the level of development - see previous planning consents. To reduce the number of cars at the raised garden level, which spoil the pedestrianised space, it is proposed to locate 162 cars in the sub-basement (at a level kept above flood level) and 5 cars at ground level for disabled and parents with children spaces, which are required for access to the shopping.
It is noted that no multi-storey car park is referred to in the proposed 1997 plan and it is not considered an appropriate use for a site of such urban importance.
Car parking for residential use is taken for on a 1:1 basis ie. 48 cars with a further 124 cars for shopping use.
3.6 Bus Lay-bys
The bus station is to be relocated by the railway station. Even so a considerable number of buses (5 in number) are expected to still use Lord Street and wait for town shoppers. In discussion with the bus company it is expected that a lay-by for 5 stationary buses will be required. Together with covered bus shelters for the elderly. These can be incorporated within the colonnade proposed for the flats over.
3.7 Taxi Rank
From our research of taxi venues in the town centre it has been established that there are plenty of ranks for full waiting. So, for this reason a small taxi wait area for 3 cars is provided to meet the local demand for taxis.
3.8 Residential Flats and Sheltered Housing
Some 48 flats have now been shown on four levels with a slightly raised ground floor. This ensures that the ground floor flats are slightly above street level on North Quay to give privacy. At the same time this provides a short flight of steps up to the pedestrianised gardens between the flats and shops that contains a quiet space away from traffic. Some of these flats can be allocated as sheltered housing should the Local Authority consider this is viable and desirable.
3.9 Development & Density
The Douglas local plan (order 1997) was subject to public enquiry in June 1997. However, within the written statement a suggested development brief, see Appendix B, was proposed. This forms the brief for this site with the exception of no provision for a small scale office.
The conditions suggested by Mr Vannan in his statement of 29.9.97 can be incorporated, namely:
Whilst no commitment has been given by Mr Vannan to the massing and design illustrated, we do believe guidance should be given to density and massing of the level to which we have proposed.
The site area can be shown to be adjusted to take account of road widening and access without serious loss of development area - apart from the reduction of flats required to provide the open space / town square. The number of flats would be 52, reduced to 43. This 'civic space' does in my view now meet the desires of Douglas 2000 and the planners, and the inclusion of a bus lay-by and taxi waiting space now provides a suitable off road area.
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