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The area proposed for development which is within the indicated red line of the submitted drawings is located from the junction of Quine's Corner to the roundabout junction with Parade Street.
The existing North Quay road is indicated in the Douglas Local Plan Order 1998 as been a Principle Traffic Route. This route serves as a general access but also provides parking spaces (disc & pay and display) along the Quay. The properties that are along the North Quay are zoned under the Douglas Local Plan as being a number of different use classes which include:-
The area is also within the North Quay Conservation Area. There are also a number of Register Buildings which could be affected by the proposals, these are:-
The Department received an application in 2002 for the; Removal of traffic signals, reconfiguration of traffic management, construction of new footway alongside harbour and enhancement of North Quay (02/01905/B), North Quay And Bridge Road, Douglas. The application was approved on the 12th of March 2003 with the following conditions and note:-
It is recommended that there should be continued liaison with the Disability Access Office regarding the detailed design and construction of the works in relation to the use of the area by wheelchair users and people with impaired vision.
The application proposes highway improvement works from junction of Quines Corner to Parade Street Roundabout. The reasons for the proposal are within the submitted Planning Statement by the applicant (Department of Transport) and include the following:-
emergency services. This would be implemented by the proposed improvement scheme as well as three, one way systems on North Quay.
The "Home Zone" is the UK term for a street where people and vehicles share the whole of the road space safely and on equal terms; and where quality of life takes precedence over ease of traffic movement. This submission includes design features such as horizontal deflections, street furniture, public art and no raised kerbs (a raised kerb gives a powerful message to all road users that a street is divided into vehicular and pedestrian areas).
With regard to design and appearance of the proposals the submission will be a continuation of the recent finished improvements from Bridge Road to Quines Corner, with the continuation of the materials, design and street furniture. Below are the materials to be used for each particular section of the development:-
From Quines Corner the proposed railings which are DDP type railings on a concrete plinth (illuminated) will continue throughout the development until they are adjacent to the Douglas Hotel, where the proposed railings will alter to a chain link fence with cast iron posts, which would be salvaged from the western end of the Quay.
All of the existing 64 disc parking spaces and 35 pay and display parking spaces are to be removed, leaving only a limited amount of spaces available for loading deliveries to business and residential dwellings / disabled bays only.
The proposed development is compatible with the lower Douglas Transport study findings to date. The development proposals will be subject to a full independent safety audit and the use of the public highway for the pass and repass of all modes of transport must be balanced against the removal of on street parking. This development meets the Department of Transport current policies of business plan in all these aspects.
30.05.06 - The above planning application was placed before the Public Works Committee of Douglas Corporation at its meeting held on the 17th May 2006, and I would advise that the committee agreed not to raise an objection to the application.
The Committee does however wish to raise concerns regarding the loss of on-street car parking provision, and would advise that discussions between the applicant and Douglas Corporation regarding the sue of Shaws Brow car park for residents parking are still at an early stage.
There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.
Due to the complexity of the public sewer network situated within the area of the proposed highway works we request that the applicant liaise closely with the Borough of Douglas Drainage Department prior and during the contract period to ensure that access to the sewer system is maintained at all times.
Raising of manhole covers and frames must be carried out in accordance with the Borough of Douglas Drainage Department requirements. New manhole cover and frames must conform to Department of Transport ' Manx Sewers for Adoption'. Note recessed manhole covers in-filled with paviors / flagstones are NOT permitted.
Improved highway layouts should ensure there are dropped kerbs at all road junctions and that appropriate tactile paving is provided.
Dropped kerb crossing places should also be provided at various points along any road although these can be provided by way of driveways to properties.
If however the alternative 'shared surface' option is used then there should be a clear delineation line between pavement and road to assist people with sight impairment.
Where common parking is to be provided then 5% should be designated disabled parking.
Vast reduction in parking places. Is this part of a "Don't come to Douglas" project? What became of the rather splendid (we thought) idea of extending the Horse Tram-track along North Quay (single track?)
If we were losing parking spaces for some such gain, we could see some sense in it but this scheme seems to benefit no-one except cyclists. It certainly won't aid the viability of the few remaining shops here and the vitality of the whole are will be under serious threat. It might result in a pleasant, meandering attractive looking carriageway but with no gain to anyone except traffic using it as a one-way short cut. The Society OBJECTS.
We have received two letters of objection from private representation.
Firstly from the Director of Newson Trading Co Ltd, who has objected that "should the proposed plans go ahead to make no parking it would be detrimental to this company and endanger the jobs of our staff".
Secondary from the REV. Cannon Duncan Whitworth of St Matthew's Church who has made the following objections:-
Assessment / recommendation
The key issues in this application are:-
Materials used
The materials used for the surfaces of the highways / footpaths would all be the same or similar to what has been approved and used in the initial development (02/01905/B) from Bridge Road along part of North Quay till Quines Corner. The materials would be attractive and appropriate along the Quay and would certainly enhance the appearance of the area, thus creating an area of high quality design, clear and enjoyable environment.
Parking provisions / Highways issues
As the objectors of the application, point out, the area will lose all of the available on-street parking spaces along the North Quay except for a total of four loading / disabled bay (width of 2.5 metres). Whilst this is correct, the issue of determining the required parking provisions for a site / area is made by the Department of Transport Highways Division, as are the decisions of creating a one way system along and around the North Quay area, and therefore from a Planning Aspect.
With regard to creating adequate residential / evening & overnight parking provisions for the residents of North Quay, Shoes Brow Car Park would seem to be the choice of the Department of Transport, as they have been in contact with the Douglas Corporation to seek an agreement to secure car parking facilities during the evening and overnight periods, which the applicant has commented the initial feedback is positive, but still at an early stage. It must be noted that as the Public Works Committee of Douglas Corporation have stated, that discussions for the use of Shoes Brow Car Park for residents parking are still at an early stage.
Conservation Area & Registered Buildings
As the property is within a Conservation Area, extra consideration must be taken to ensure the proposals will be appropriate and will be in keeping with the architecture of the Conservation Area and that of The Registered Buildings along the North Quay.
The submitted application would retain / salvage the existing cast iron posts (stripped of their paint to reveal more detail and repainted in the same colour) which would be beneficial to the area, as the applicant has stated there are very few remains of any of the original features exception of a few stone kerbs and sett gullies.
Possible inclusion to any approval notice, could state that prior to any works commencing to the particular Registered Buildings along the North Quay, that the applicant to consult with the Conservation Officer to discuss measures to prevent any damage to the Registered Buildings occurring whilst the proposed works are carried out.
Due to these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
John Newson – Newson Trading Co Ltd Cannon Duncan Whitworth - St Matthew’s Church
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Society for the Preservation of the Manx Countryside and Environment
Recommended Decision: Permitted
Date of Recommendation: 12.07.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted documents and drawings P005 REVA, P015 REV A, P020 REV A, P023, P024 REV A, P025 and P026 REV A all received on 13th April 2006.
C 3. Details of all surface treatments and railings must be submitted to and approved by the Planning Committee prior to the commencement of any works.
C 4. Prior to any works commencing to the particular Registered Buildings along the North Quay, that the applicant to consult with the Conservation Officer to discuss measures to prevent any damage to the Registered Buildings (St Matthew’s Church, Market Hall & The Old Market Hall (British Legion Club) and the Douglas Hotel) occurring whilst the proposed works are carried out.
N 1. It is recommended that there should be continued liaison with the Disabilty Access Office regarding the detailed design and construction of the works in relation to the use of the area by wheelchair users and people with impaired vision.
Decision Made : _________________________ Committee Meeting Date : _________________________
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