14 December 2018 · Planning Committee
Sea Wall, Queens Promenade, Douglas, Isle Of Man, IM2 4nr
The proposal involved constructing a 507m long reinforced concrete wall, 1.2m high, anchored to the existing sea wall between the Sunken Gardens and the Empress Hotel on Douglas Promenade. The wall aimed to protect the horse tram operation area, particularly around the war memorial, from wave overtopping, with architec…
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The Planning Committee rejected the officer's recommendation for approval, determining the proposal unacceptable due to a lack of information, justification, and consideration of key issues.
Environment Policy 24 - Pollution sensitive development
Requires Environmental Impact Assessment for coastal defence works like sea walls. No EIA submitted; officer deemed not strictly required but Committee found non-compliance unacceptable, tipping balance to refusal.
Environment Policy 10
Requires Flood Risk Assessment for sites at flood risk. No formal FRA provided; drainage details responded to but deemed insufficient by Committee, especially overtopping water return.
General Policy 2
Requires development not to adversely affect public views of the sea (e). 1.2m wall blocks views for shorter users; officer noted conflict but balanced against need, Committee found insufficient consideration.
Environment Policy 35
Permits development in Conservation Areas only if preserving or enhancing character. Solid wall harms open views and character; no heritage assessment submitted despite 2014 study recommendation.
Strategic Policy 4
Proposals must protect or enhance Conservation Areas. Officer acknowledged harm but recommended approval on flood risk balance; Committee disagreed.
Environment Policy 11
Coastal defences permitted if not increasing flood risk or prejudicing natural defences. Supported by national strategy but not decisive.
Environment Policy 12
New coastal works must not unacceptably impact coastal character/appearance. Assessed via 2014 scoping but lacked full heritage analysis.
Do not oppose the application as it would not adversely impact promenade use by pedestrians and cyclists or create highway issues
Love the care given to War Memorial area design and suggest improving railings
Douglas Borough Council objects to the application on aesthetic, access, and amenity grounds; Manx Utilities Authority raises drainage concerns without a clear recommendation; Highways Division does not oppose.
Key concern: The design of the wall is not acceptable aesthetically
Douglas Borough Council
ObjectionMembers unanimously agreed to object on the grounds that it did not General Policy 2(e) and adversely affected views of the sea by certain sections of the community.; The Committee resolved that Douglas Borough Council wishes to object to the proposals.
Douglas Borough Council
ObjectionThe Council raise an objection to the Planning application on the grounds that; a) The design of the wall is not acceptable aesthetically; b) The proposal to close off the Broadway slip would hamper access to the beach by Emergency Services, the Government; c) No indication is given of the treatment of the Council's lifebelts and flagpoles; d) No provision is made for facilitating viewing over the wall by children or wheelchair users
MUA Drainage
No CommentPlease can we request a deferral on any decisions for the above application whilst we review them.; We need to know what provision is made for water that over tops the wall, where is this going to drain to?
Department of Infrastructure Highways Division
No ObjectionHighway Services does not oppose the application.; The proposed sea wall would be constructed on top of the existing sea wall and would not adversely impact on the use of the adjacent Promenade by pedestrians and cyclists. It should therefore not create any new highway issues.
