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Kneen, Andrew 20 October 2016 13:05 'Phil Chadwick' DEFA, Planning; Larry Keenan; 'Ashley Keenan'; Balmer, Chris; Wade, Ian RE: PA 16/01013/A 31-39 SOUTH QUAY, DOUGLAS, ISLE OF MAN
Hi Chris
With regards to existing combined public sewer that currently runs from Head Road to South Quay underneath unit 31 (see below), please be advised that this is a critical sewer and any diversion may be difficult due to the impact this will have on the hydraulic performance of the Syphon's underneath the harbour. I'd be grateful if you could liaise with us as the application progresses to ensure this is considered for the proposed layout.
Kind regards
Andrew Kneen Project Support Officer
Projects & Strategic Planning • PO Box 177 • Douglas • Isle of Man • IM99 1PS • British Isles
Tel: +44 (1624) 695968 • E-mail: [email protected] • Web: www.manxutilities.im
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From: Phil Chadwick [mailto:[email protected]] Sent: 18 October 2016 10:52 To: Kneen, Andrew Cc: DEFA, Planning; Larry Keenan; 'Ashley Keenan'; Balmer, Chris Subject: RE: PA 16/01013/A 31-39 SOUTH QUAY, DOUGLAS, ISLE OF MAN
Good Morning Andrew / Chris,
In respect of the observations as to flood risk I took the opportunity to photograph the high tide differences between the tongue and South Quay yesterday. As you will note from the two photographs attached when the level is within 300mm of the tongue the same water level is 2000mm approx. below the South Quay – based on past water depth levels to the Tongue and North Quay the Tongue would need to be approx. 1700mm under water for it to emerge over the South Quay wall. I also attach a photograph of the severe flooding from February 2001 and it can be noted that with the North Quay in flood and the Tongue fully submerged there appears to be at least a metre of freeboard to the South Quay.
Based on the foregoing I believe it is quite reasonable to seek the flood risk by way of Planning Condition for the Reserved Matters process as opposed to doing it now.
Regards,
Phil
From: Kneen, Andrew [mailto:[email protected]] Sent: 14 October 2016 13:00 To: Phil Chadwick <[email protected]> Cc: DEFA, Planning <[email protected]>; Larry Keenan <[email protected]>; 'Ashley Keenan' <[email protected]>; Balmer, Chris <[email protected]> Subject: RE: PA 16/01013/A 31-39 SOUTH QUAY, DOUGLAS, ISLE OF MAN
Hi Phil
Ultimately the decision lies with the planners on this as we are only recommending an assessment be provided. So long as they have no problem with this being a condition for the full development, MU have no further concerns at this stage.
Please let me know if I can be of any further assistance.
Kind regards
Andrew Kneen Project Support Officer
Projects & Strategic Planning • PO Box 177 • Douglas • Isle of Man • IM99 1PS • British Isles Tel: +44 (1624) 695968 • E-mail: [email protected] • Web: www.manxutilities.im
Please consider the environment - do you really need to print this email?
From: Phil Chadwick [mailto:[email protected]] Sent: 14 October 2016 12:24 To: Kneen, Andrew Cc: DEFA, Planning; Larry Keenan; 'Ashley Keenan'; Balmer, Chris Subject: PA 16/01013/A 31-39 SOUTH QUAY, DOUGLAS, ISLE OF MAN
Dear Andrew – further to the attached issued to my secretary, I acknowledge the requirement of MU for this. At this stage the application is simply Outline with all matters reserved and its intent is to establish confirmation of the present Residential Zoning in the Douglas Plan for this site and location.
We would fully expect to undertake such assessment in determining levels and risk going forward and being particularly mindful of the flooding over recent years of the Tongue and North Quay. Such exercise will inform any proposed floor levels to any redevelopment that is then submitted under Reserved Matters and would have thought at this stage such provision could be a matter of Condition. The Reserved Matters Application would follow in the future once we are clear that such Zoning is confirmed through the Outline application process.
If this is agreeable to yourself and MU for this to be conditioned I would be grateful if you could confirm to Planning to save the need to go into such detail at this stage.
Thank you for bringing this to our attention.
Regards,
Philip Chadwick
BA (Hons) Dip. Arch. RIBA, FRAIA
for: Savage & Chadwick Architects : RIBA Chartered Practice
Isle of Man Office: ARMITAGE HOUSE, LORD STREET, DOUGLAS, ISLE OF MAN, IM1 1LE Tel: IOM 01624 672050, Fax: 01624 615341.
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