10 October 2024 · Committee
Land Between The River Douglas And, Lake Road, Douglas, Isle Of Man, IM1 5af
The proposal involves residential development of 109 apartments on a 0.58-hectare site formerly used as a timber sawmill and builders' merchants, located immediately west of the existing Quay West 1 apartment block and close to the River Douglas. The site is allocated for development under Comprehensive Treatment Area Proposal 3 and falls within the Riverside Gateway mixed-use area. The Conservation Area boundary lies approximately 55 metres away at Banks Circus roundabout, and the relationship with that area and nearby registered buildings was a key design consideration. Officers assessed the scheme against design and visual impact, residential amenity, highway safety, flood risk, ecology, and affordable housing. The development was found to constitute a high standard of design that would positively affect the character and appearance of the wider locality and the setting of the adjacent Conservation Area by bringing a prominent brownfield site back into use. No detrimental impact on the amenity of neighbouring residents, the local highway network, or flood risk was identified.
The site is allocated for residential development and the proposal complies with that allocation. The design was judged to a high standard, with a positive impact on the character of the area and the setting of the nearby Conservation Area. No harmful effects on neighbouring amenity, highway safety, or flood risk were identified, and the delivery of a significant number of new apartments was given significant weight in favour of the scheme.
Efficient use of land and resources
Development focussed in existing towns and villages
Development to protect or enhance setting of Registered Buildings
design and visual impact
Design and visual impact
Riverside Gateway
Riverside and Peel Road
Comprehensive Treatment Area
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans (drwg. nos. A_PLN_102 Rev P4; A¬_PLN_103 Rev P3; and A_PLN_106 Rev P5), and shall thereafter be retained for access purposes only.
Condition 3
The provision of visibility splays for the Lake Road and 'Old Lake Road' accesses as per approved plan A_PLN_106 Rev P5 shall be implemented before the first occupation of the development and retained clear from obstructions greater than 0.60m in height for the lifetime of the development.
Condition 4
Full details of cycle parking facilities as noted on the approved plans shall be submitted to the Department for approval in writing and thereafter implemented in accordance with the approved drawings.
Condition 5
The cycle parking facilities for each residential block shall be provided prior to the first occupation of any apartment within that block, and thereafter retained in perpetuity in accordance with the approved drawings.
Condition 5
No above ground works shall commence until sample details of all external wall finishes and roof finishes have been submitted to and approved in writing by the Department.
Condition 7
The finishes are to be installed in accordance with the approved details, and be retained thereafter.
Condition 6
No installation of stonework on any part of the development hereby approved, including the riverside wall, shall commence until a sample panel of stonework has been erected on site (or an alternative location) and approved in writing by the Department.
Condition 9
The stonework shall not be installed unless in accordance with the approved details and must be retained thereafter.
Condition 7
The first apartment within each residential block hereby approved shall not be occupied or operated until the internal arrangements for that block relating to car parking, including that for the mobility impaired; electric vehicle charging; bin storage; and internal vehicle routes as shown on the approved plans have been implemented.
Condition 11
Such areas shall not be used for any purpose other than those which have been consented, and shall remain free of obstruction for such use at all times.
Condition 8
The off-site highway works detailed on the approved plans, including the controlled crossings on Lake Road and Bridge Road, and the lay-by on Lake Road, shall be completed before prior to the first occupation of the approved development.
Condition 9
The pedestrian and cycle walkway from 'Old Lake Road' bounding the site to the south adjacent to the River Douglas shall remain open to the public for the lifetime of the development.
Condition 10
All landscaping must be undertaken in full compliance with the details contained in the Landscaping Plans (Drawing Nos. A_PL_130 Rev P2, A_PL_131 Rev P2 & A_PL_132 Rev P2) and
Condition 15
Planting Schedule (Drawing No. A_PL_133).
Condition 16
The works shall be carried out prior to the occupation of any part of the development.
Condition 17
Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Condition 18
Thereafter, all soft landscape works shall be permanently retained in accordance with the approved details.
Condition 11
Bat and bird boxes must be installed as per the details contained in the Bat and Bird Box Locations document (Drawing No. A_PL_135 Rev P2) and shall thereafter be retained in perpetuity in accordance with the approved details.
Condition 12
Permanent external lighting must be installed as per the details contained in the Horizontal Illuminance Drawings document (Drawing Nos. A_PL_141, A_PL_142 & A_PL_143) and shall thereafter be retained in perpetuity in accordance with the approved details.
Condition 13
The development shall be undertaken in full accordance with the mitigation and flood risk prevention measures outlined in the approved Flood Risk Assessment (Waterco) received 21.03.24.
Condition 14
For the avoidance of doubt, no discharge of surface water into the combined public sewers from any part of the development is permitted.
Condition 15
Notwithstanding the provisions of the Town and Country Planning (Telecommunications) Development Order 2019 or any order amending, revoking or re-enacting that Order no telecommunications apparatus shall be erected or installed under Schedules 2 or 3 to that order without an express grant of planning approval from the Department.
Condition 16
Other than those shown on the approved drawings, no soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the elevations of the building hereby approved.
Condition 17
Any telecommunications apparatus (not for the purposes as set out under Town and Country Planning (Telecommunications) Development Order 2019), extraction plant, air conditioning units and any other plant or equipment that is required on the exterior of the buildings shall be installed in accordance with details to be submitted to the Department in writing to be agreed.
Condition 26
The details shall include: proposals for communal provision of television receiving equipment, wherever possible; siting; appearance; any arrangements for minimising the visual impact; and any arrangements for mitigating potential noise and vibration.
Condition 18
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2012 or any order amending, revoking or re-enacting that Order no means of enclosure, other than that shown on the approved plans and other documents listed on this decision notice, and any drawings approved subsequently in writing by the Department pursuant to any conditions on this decision notice, shall be erected on the site under the terms of Class 39 of Schedule 1 to that Order without an express grant of planning approval from the Department.
Condition 19
Notwithstanding the details shown on the approved plans all glass balustrades/balconies shall be installed with measures to prevent bird strikes to be either etchings on the glass or use of ultraviolet decals.
scheme of 62 apartments with a restaurant and office unit within the ground floor and basement (approved under PA 10/00088/B)
planning approval in principle was granted for residential development comprised of apartments
site allocation
use of parts of the overall site for car parking was granted under PA 05/02098/B
existing electricity substation in the north eastern corner of the application site was approved under PA 08/02235/B
existing infrastructure
residential development of 88 dwellings with 4 small commercial units
