Planning Officer Report PA 05/245

Planning Report on PA 05/245: 1. The Site The site comprises an essentially rectangular area, approximately 140m x 40m, between Lake Road and the River Douglas, to the immediate west of the former "E.B. Christian's" garage on Bridge Road. 2. Local Plan On the Douglas Local Plan, the site is within the Central Area of the Town, and is zoned for Predominantly Residential use. At paragraph 14 of the written statement it is indicated that specified areas will be subject to the preparation of Dev't Briefs which will "indicate the type of dev't scale, massing, and constraints". Paragraph 14-3 states that the "Lake Road / Douglas River site" will comprise "an area of invisible housing allied to a public invisible walkway and cycle path, open space and landscape". 3. The Proposed Development The application seeks approval in principle for the "replacement of existing buildings/yard with residential dev't in the form of apartments. No indicative drawings have been submitted. 4. Consultations In response to our usual consultations and press notice, the Dept has received the following representations:- (a) Highway Authority: conditional approval, including a requirement for a cycleway/walkway. (b) Local Authority: No objection (c) Drainage Authority (DoT): conditional approval. (d) Drainage Authority (Douglas C.): conditional approval (e) Disability Access Office: standard comments (f) SPMCE: No objection but hope the design will make the most of the river frontage. (g) Laxey Towing Company Ltd: The navigation right as far as the Nunnery weir should be protected. (h) Mr/Mrs Linn of 9 Leigh Terrace: Various concerns including height of buildings, any alteration to river flows, disturbance from construction works, and support for a yelensay. (i) Mr Brimble of 12 Leigh Terrace: Various concerns, largely relating to the absence of detailed information. 5. Assessment 5. Planning History Whilst previous applications in respect of this site are not material because of their minor nature, the following application in respect of the land immediately east of the site is material:- PA 02/2389: - Approved 14.11.03 copy of notice attached hereto. 6. Assessment The principal issues are as follows:- (a) Local Plan The proposed land use accords with the zoning on the Local Plan. There has not been prepared by the Dept a detailed brief for the design of the site, and the application does not include any indicative drawings. In the event of an approval, consideration should be given to including, as a condition, a requirement to comply with these constraints which can be identified at this time. The delay in processing this application has arisen, at least in part, and in the hope of a detailed brief being prepared prior to a decision. (b) The Nature of the Residential Use The application states that the residential use would be in the form of apartments. The issues which arise include:- (i) provision of variety, including town houses and sheltered housing; the location of the site close to town centre amenities and facilities makes it suitable for these particular housing types; and (ii) the inclusion of affordable units in accordance with the Dept's policy. (c) Access The site fronts on to, and is served by Lake Road. The Highway Authority has recommended approval, subject to conditions. These include a requirement for the provision of a cycleway/walkway which would link with similar provisions to the east and west. There is a general understanding that the cycleway/walkway should run alongside the river. The amenity value thereof would be increased if there were regular links through the site from Lake Road. (d) Drainage The Douglas Corporation Drainage Dept has, in its own right and also as agents for the DoT, recommended approval subject to the imposition of conditions. These include not only conditions of a standard nature relating to foul and surface water connections, but also conditions relating to the river banks. (e) The River Whilst the DoT is properly concerned to protect the river-banks in a structural sense, other aspects of the river are also material. In particular, it will be necessary to ensure that the ecology of the river and its banks is not adversely affected by works of demolition or construction, or by the development itself once complete. Navigation rights up as far as the weir should not be compromised by the construction works or the built development. (f) Open space Whilst optimum use should be made of "brownfield" sites such as this, the development should nevertheless include appropriate amenity and play-space to serve the residents. There should also be spaces manning providing visual links between Lake Road and the River. 7. Recommendation It is recommended that the application should be approved subject to the following conditions:- (1) App. in Principle (2 years) (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 highway/walksway 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 riverbanks and intermediate links through the site to Lake Road; (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 Sept's House Purchase Assistance Scheme 2004. (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. (4) The proposed dev't 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. (5) There must be submitted with the application for Reserved Matters a method statement which includes details of all works to the riverbanks, including the creation of scaffolding or other temporary structures within or on the river or the bank; this statement should be prepared in consultation with the DO T and with the Conservation Section of the DAFF, and (4) 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. (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. (7) This approval relates to the site plan numbered CMR/ 01 and date-stamped 9.2.05. (A) Nolllr 3er (consistency). ## The Site The site comprises an essentially rectangular area, approximately 140m x 40m, between Lake Road and the River Douglas, to the immediate west of the former "E.B Christian's" garage on Bridge Road. ## Local Plan On the Douglas Local Plan, the site is within the Central Area of the Town, and is zoned for Predominantly Residential use. At paragraph 14 of the written statement it is indicated that specified areas will be subject to the preparation of Development Briefs which will "indicate the type of development scale, massing, and constraints". Paragraph 14.3 States that the "Lake Road / Douglas River site" will comprise "an area of riverside housing allied to a public riverside walkway and cycle path, open space and landscape" ## The Proposed Development The application seeks Approval in Principle for the "replacement of existing buildings / yard with residential development in the form of apartments. No indicative drawings have been submitted. ## Consultations In response to our usual consultations and press notice, the Department has received the following representations:- (a) Highway Authority: Conditional approval, including a requirement for a cycleway / walkway. (b) Local Authority: No Objection. (c) Drainage Authority (DoT): Conditional approval (d) Drainage Authority (Douglas Corporation): Conditional approval (e) Disability Access Office: Standard comments (f) SPMCE: No objection but hope the design will make the most of the river frontage. (g) Laxey Towing Company Ltd: The navigation right as far as the Nunnery Weir should be protected. (h) Mr / Mrs Linn of 9 Leigh Terrace: Various concerns including height of buildings, any alteration to river flows, disturbance from construction works, and support for cycleway. (i) Mr Brimble of 12 Leigh Terrace: Various concerns, largely relating to the absence of detailed information. ## Planning History Whilst previous applications in respect of this site are not material because of their minor nature, the following application in respect of the land immediately east of the site is material:- PA 02/02389/A - Approval in principle for demolition of former garage and erection of apartments, Bridge Garage, Bridge Road, Douglas Approved 14th November 2003 Copy of notice attached hereto. ## Assessment The principle issues are as follows: (a) Local Plan The proposed land use accords with the zoning on the Local Plan. There has not been prepared by the Department a detailed brief for the design of the site, and the application does not include any indicative drawings. In the event of an approval, consideration should be given to including, as a condition, a requirement to comply with those constraints which can be identified at this time. The delay in processing this application has arisen, at least in part, in the hope of a detailed brief being prepared prior to a decision. (b) The Nature of the Residential Use The application states that the residential use would be in the form of apartments. The issues which arise include: i. provision of variety, including town houses and sheltered housing; the location of the site close to town centre amenities and facilities makes it suitable for these particular housing types; and ii. the inclusion of affordable units in accordance with the Departments policy. (c) Access The site fronts on to, and is served by Lake Road. The Highway Authority has recommended approval, subject to conditions. These include a requirement for the provision of a cycleway / walkway which would link with similar provisions to the east and west. There is a general understanding that the cycleway / walkway should run alongside the river. The amenity value thereof would be increased if there were regular links through the site from Lake Road. (d) Drainage The Douglas Corporation Drainage Department has, in its own right and also as agents for the DoT, recommended approval subject to the imposition of conditions. These include not only conditions of a standard nature relating to foul and surface water connections, but also conditions relating to the river bank. (e) The River Whilst the DoT is properly concerned to protect the river-banks in a structural sense, other aspects of the river are also material. In particular, it will be necessary to ensure that the ecology of the river and its banks is not adversely affected by works of demolition or construction, or by the development itself once complete. Navigation rights up as far as the weir should not be compromised by the construction works or the built development. (f) Open Space Whilst optimum use should be made of "brownfield" sites such as this, the development should nevertheless include appropriate amenity and play-space to serve the residents. There should also be spaces providing visual links between Lake Road and the River. ## Recommendation It is recommended that the application should be approved subject to the following conditions: 1. Approval in Principle (2Years) 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 approval 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; 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. 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. 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. 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. 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. 7. This approval relates to the site plan numbered GMR/01 and date-stamped 9th February 2005.