1 September 2006 · Committee
Timber Yard, Lake Road, Douglas, Isle Of Man, IM1 5af
This application sought approval in principle to replace existing buildings and a yard at the Timber Yard, Lake Road, Douglas with a residential development comprising apartments. The site is a roughly rectangular plot, around 140 metres by 40 metres, situated between Lake Road and the River Douglas, immediately west of the former E.B. Christian's garage on Bridge Road. The Planning Committee approved the application, with the officer also recommending permission. Key planning issues examined included the site's compliance with the Local Plan, the suitability of residential use on the site, access, drainage, the proximity of the River Douglas, and open space provision. Permission was granted subject to seven conditions.
The Planning Committee approved the application in principle. Key issues considered included the site's relationship to the Local Plan, the nature of the proposed residential use, and access arrangements. Seven conditions were attached to the permission.
Lake Road / Douglas River site
“an area of riverside housing allied to a public riverside walkway and cycle path, open space and landscape”
Condition 1
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.
Condition 2
The proposed development must be designed such as to include a) provision of at least one parking space for each dwelling; b) provision for the construction and future maintenance of a riverside cycleway / walkway linking the eastern and western boundaries of the site, and linking to any similar facilities which have been constructed or approved on land to the immediate east and west of the site; the design should include general enhancement of the riverbank and intermediate links through the site to Lake Road; the cycleway / walkway should be at least 3.5m wide, be at the same level as the external space around the buildings, and not be generally over-hung by buildings. c) a variety of housing types, including town houses and sheltered housing; and d) provision of at least 25% of the dwellings as affordable units in accordance with the Department's House Purchase Assistance Scheme 2004; additionally, there must be included any shortfall in the provision of affordable units in the development of the land to the east of the site.
Condition 3
The detailed design must be such as to facilitate and not to prejudice the eventual residential development of the land to the east and west of the site.
Condition 4
The proposed development must be connected a) to the public foul sewer situated within Bridge Road; and b) to a separate surface-water system which includes petrol / oil interceptors prior to any discharge into the river; no surface water may be discharged to the foul system, and no ground water may be permitted to enter any public foul or surface-water system.
Condition 5
There must be submitted with the application for Reserved Matters a method statement which includes details of all works to the riverbank, including the erection of scaffolding or other temporary structures within or on the river or the bank; this statement should be prepared in consultation with the DoT and with the Conservation Section of the DAFF, and should demonstrate, inter alia, how the works will be undertaken without affecting adversely the water carrying capacity or the ecology of the river or any navigation rights on the river; a flood risk assessment must also be included.
Condition 6
The detailed design must include the provision of open space for purposes of play and amenity, and spaces which provide visual links between Lake Road and the River.
Condition 7
This approval relates to the site plan numbered GMR/01 and date-stamped 9th February 2005.
