Loading document...
consequently their links with the Douglas Traffic routes. The B & B retail outlet in Snugborough is a similar situation.
7.19 The JMP report indicates the principle of a route to be created as an outer link road to the north west of Douglas and it is considered that this and the related highway improvements would alleviate the foregoing pressures.
7.20 Parking in industrial areas is a particular problem in relation to long stay heavy goods vehicles, in particular those of haulage firms which tend to remain on-street and adversely affect the road system, access and short-term parking.
7.21 Consideration should be given to the location of HGV parks for long stay users and an area or areas identified which would cater for Trailer, H.G.V. and P.S. parking.
7.22 In assessing the requirements for a particular industrial use it is considered that no set standards should be applied but that requirements be based upon individual cases.
Short term parking provision is seen as being essential to the economic activity of Central Douglas and its provision and appropriate access arrangements are to be encouraged.
7.24 Such provision has been enhanced by the creation of the Drumgold Street car park but it is unlikely that scope exists for development of a similar scale elsewhere in the town centre.
7.25 The proposal for the extension to Shaw’s Brow is currently being considered. This is for primarily short-stay parking whilst retaining a provision for long-stay parking to service developments in the immediate vicinity.
7.26 Redevelopment of the former Quiggin's site will provide car park spaces largely dedicated to some 5,000 sq. m. (50,000sq. ft.) of retail warehousing.
7.27 The question of parking in residential areas is one which must be considered in the context of both the current situation and the principle of encouraging residential development in the town centre and areas within the boundary of the Town of Douglas designated for such use.
7.28 In new development proposals the requirement for car parking provision be re-examined. Currently the standard of 1.5 spaces per unit is applied. This should be maintained and increased to 2.0 spaces outwith the town centre where this can be achieved without detriment to the ambience of the residential area.
Conversely, within the town centre, consideration should be given to a reduction in car parking standards depending upon the actual occupation levels of new residential development.
7.29 Within the town centre area car parking provision should be based on bed spaces and residential use. (For example in the case of sheltered housing 1 space per three units may be adequate. If apartments of two bedroom/3 bedspaces were to be suggested then a provision of 1 space per residential unit may be appropriate on the basis that the family size may be two adults, possibly plus one child with the main provider employed in the central area.) Consideration should in any case be given to the particular situation applying to individual situations.
10.0 Registered Buildings and Conservation Areas
10.1 The town of Douglas possesses extensive and internationally important areas of various periods of architecture. Although great emphasis is placed on the contribution of Promenades and their prominence relative to arrivals by sea to the Island, significant zones of Victorian architecture, which have maintained their integrity, are located areas inland from the Promenades.
10.2 These areas have been identified in previous studies by the Department of Environment and the Environment, and the Society for the Preservation of the M Countryside and the Environment.
Areas identified are; i) Derby Square ii) Woodburn Square iii) Queens Park and Hilary Park iv) Eastfield v) Little Switzerland and Brunswick Nurseries
10.3 With regard to the Promenades it is considered that stretches of the Promenade may be worthy of Conservation Area status. These include: i) The length of Loch Promenade ii) Harris Promenade in its entirety iii) Significant sections of Central Promenade including the Esplanade which is already Conservation Area iv) Strathallan Crescent v) Sections of Queen’s Promenade vi) The area of the "Drives" including Empress Drive, Castle Drive and Mona Drive
46
31
Note: It should be noted that the definition of a Conservation Area; in the Isle of Man is;
"An area of special architectural or historic interest, the character or appearance of which is desirable to preserve or enhance".
10.4 Within those areas it is felt that change of use to appropriate alternatives such as residential, office or other "neighbourly" purposes should be permitted in order to encourage proper maintenance and refurbishment of buildings. This will of course be subject to practical and economic considerations, including need or demand.
10.5 Currently two Conservation Areas exist within Douglas; The Esplanade and The North Quay area including the Steam Railway Station. As such, a significant improvement in the environment of that area has occurred since its adoption, due to both policy and financial provisions. Future improvements are likely to result from the traffic management proposals for Douglas which include pedestrian priority for the North Quay whilst maintaining access for vehicles used by shoppers and tourists.
10.6 Future redevelopment of the former Quiggin's Yard will clearly impact on the Railway Station area and it is essential that this area is respected in the preparation of proposals.
10.7 Registered Buildings in Douglas
Forty four buildings were Registered in Douglas out of an Island total of 175, at the end of 1998. This it is felt does not represent a true picture of the quality and status of some of the buildings in Douglas. The Baillie-Scott buildings have been Registered and it is felt that this will respond in part to the previous lack of general awareness as to their importance. Research is also underway with a view to similar Block Registration of the buildings of John Robinson and Armitage Rigby, two other highly regarded local architects.
10.8 It is suggested that it should be accepted as essential in sustainable development that proper attention be paid to the preservation and enhancement of Conservation Areas
and the need to progress protection of individual or groups of buildings by Registration. Such measures should be considered not as restrictive but rather designed to encourage regeneration and investment in Conservation Areas and Registered Buildings as a means of enhancing the overall quality of the built environment.
10.9 A fundamental point which has been raised in the consideration of Conservation Areas and Registered Buildings is the need for appropriate financial support to be provided and committed to these issues. This must be reinforced by the awareness of not only the public, but other bodies and Departments of Government in order that a co-ordinated approach be taken to the fundamental principles of preservation and enhancement.
10.10 The following areas have been identified as being appropriate to Conservation Area status.
10.11 Derby Square is an elegant Isle of Man version of a late Georgian "London" Square with well proportioned, flat fronted houses set around a central garden. These properties have suffered from well meaning, "improvements" in recent years and the resultant erosion of the quality of what must have been the best group of late Georgian buildings on the Island.
Many houses in the Square have been subject to some alteration to the exterior of the property, including replacement windows in uPVC or aluminium, inappropriate replacement modern doors and fanlights; roof development in the form of ugly dormers, or wall surface treatment in pebbledash or "one coat" finish products.
10.12 As Derby Square is the only example of this concept in the Isle of Man, it does merit a major attempt at improvement. Some of the changes obviously stem from structural problems which have been aggravated by a prolonged period of neglect. However, it is now apparent that these properties are at last being recognised for their fine qualities and there is already a gradual process of restoration and repair taking place in some properties, which is having a positive effect on the immediate locality.
The Square would undoubtedly benefit from Conservation Area designation, this further enabling the Department to guide and control the approach of individual property owners in any future repairs, restorations or improvements, with the ultimate goal being to reinstate many of the original qualities to this elegant civic space.
10.13 In creating a Conservation Area focused on Derby Square, it would be very difficult to exclude some of the finest terraces in Douglas from the proposal; namely Cambridge, Windsor, Osborne and Mona Terraces extending the line around the Manx Museum. These Terraces are badly in need of some coherent design proposals, and their upgrading would certainly make a most important contribution to the revitalisation of the heart of Douglas.
Woodburn Square - circa 1866 and onwards.
10.14 This Square has a distinct Victorian feel which is enhanced by the design of the central garden space with its elaborate paths, its shelters and mature shrubs and trees.
House designs are more unified than in Derby Square and the properties have generally suffered less from "improvements" than those in Derby Square and retain much of the original detail. Some houses within the Square have already been the subject of painstaking restoration and it is understood this is having an encouraging effect on other property owners, almost like a chain reaction.
10.15 This Square is, again, well worthy of Conservation Area status and initially, a simple design strategy covering window and door designs, together with a co-ordinated painting scheme would quickly present a vast improvement.
Queen's Park and Hilary Park
10.16 Other areas of Civic open space which do not conform to the usual pattern of "the square" can be seen in Queen's Park and Hilary Park.
Queen's Park would form an obvious combination with Woodbourne Square to form one single Conservation Area with a strong character and identity. It is heartening to note that the central gardens in this pleasant backwater have recently been the subject of considerable upgrading and remodelling as part of the Douglas Corporations Centenary
Celebrations.
Hilary Park with its attractive modelled facades featuring the yellow and red Ruabon brickwork, and perhaps its neighbouring terrace in Park Road, would also merit the protection of Conservation Area status. The richness that these properties contribute to the quality and character of the town needs to be highlighted and accordingly afforded special protection.
10.17 This is one of the earliest examples of a Civic open space to be created in Douglas. The properties form a good example of early town planning in so far as covenants attach to the individual properties in the terrace prohibiting the removal of the fine verandas without prior consent and prescribing the colour of the railings to the front elevations as black. An overall design approach would be to reinstate the verandas and, with a cohesive painting scheme and possible removal of some unfortunate dormer windows, a vast improvement may be achieved.
10.18 The foregoing areas all fall predominantly within the architectural styles embraced by either late Georgian, Victorian or Edwardian eras and help record the development of the town during those periods. Quoting from a report prepared in the early 1990's by Messrs. Melville Dunbar Associates, Consultants in Town Planning; it states:
"There must be a strong case for making the whole of Victorian Douglas a Conservation Area, as it is so intact".
10.19 It is of vital importance that the appropriate protection be afforded to buildings of individual or group merit to avoid the accelerating erosion of the special character and quality that epitomises Douglas. Emphasis must be given to the still largely untapped potential which the period architecture of Douglas has to offer as a stimulating and high quality environment for both residential and commercial occupation.
10.20 The strongest remaining architectural influence which can be easily detected in the
Copyright in submitted documents remains with their authors. Request removal
