Loading document...
Application No.: 20/00953/B Applicant: Manx Utilities Authority Proposal: Installation of electric vehicle charge points Site Address: Section Of Loch Promenade Adjacent To Falcon Apartments, 57 - 60 Loch Promenade & Rochester Court Douglas Isle Of Man Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.10.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The planning application be approved on the grounds that the proposed development would be in accordance with the Isle of Man Strategic Plan (June 2016) and Douglas Local Plan 1998.
This approval relates to the submitted documents and drawings all received on 19th August 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The site is a section of Section of Loch Promenade, adjacent to Falcon Apartments, 57 60 Loch Promenade & Rochester Court, albeit the point of interest is the new footpaths along the western side of the Promenade roadway.
2.0 PROPOSAL - 2.1 The application seeks installation of two electric vehicle charge points within the new (currently under construction) footpaths, albeit the edge of the pavement to avoid obstruction to pedestrian, prams, wheel chairs etc. The charging point sockets and necessary electrical lines appear to have already been installed underneath the newly laid footpaths and the new electrical posts slot into existing sockets. The charging points are similar in size and appearance to electrical light bollards.
3.0 PLANNING HISTORY - 3.1 There have been a number of planning applications made in connection with this site/promenade; however, the following is considered relevant in the determination of the planning application: - 3.2 Re-construction and repositioning of highways and footways on Loch and Harris Promenades, including associated street furniture and the upgrading and refurbishment of all drainage and statutory service infrastructure. Works to include replacement of horse tramway double track with single track in a zone on the seaward side of the new highway alignment 18/00003/B - APPROVED
4.1 In terms of the current land use designation the site is identified as being a 'Principal Traffic Route' under the Douglas Local Plan Order 1998. The site is within the Douglas Promenades Conservation Area. - 4.2 Due to the land use designation of the site and the type of development proposed the following policies are recommended to be relevant for consideration:ISLE OF MAN STRATEGIC PLAN - 4.3 Strategic Aim states: "To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage." - 4.4 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
4.5 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.6 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 4.7 Transport Policy 6 states: "In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users." - 4.8 IOM Action Plan for Achieving Net Zero Emissions by 2050 - January 2020; "6. Council of Ministers commits to achieving net zero carbon emission transport by 2050. Transport represents a significant element of Isle of Man carbon emissions. A range of options are available to reduce our emissions, including reducing the need travel, increasing uptake of active travel options (walking and cycling) and public transport, and the replacement of fossil fuel vehicles with electric vehicles or other low carbon alternatives. The actions outlined will build on the excellent work already being done to promote active travel in the Douglas area."
5.1 DOI Highway Services do not object (09.09.2020). - 5.2 Douglas Borough Council (07.09.2020 & 10.09.2020) have no objection but have enquired whether the electric vehicle charge points are single or three phase. The applicants responded by stating:
"Thank you both for your interest, after careful consideration and planning I can confirm that the proposed charge points on the promenade will be single phase 7kW fast charge twin units. The maximum and most probable dwell time on the promenade is likely to be two hours due to disc zone parking. A two hour charge at 7kW will afford an Electric Vehicle (EV) approximately sixty miles of travel which will enable an EV to reach anywhere on the Island in order to recharge.
I appreciate Stephen's point that EVs can charge faster at three phase, however at present there are only a small number of EVs capable of charging at three phase AC. The most
common EV found on the Island is the Nissan Leaf which can only charge at single phase AC, which is the case with many EVs and PHEVs. Three phase chargers also draw more power from the grid which would ultimately mean less charge points being installed on the promenade due to network demand."
5.3 The Registered Buildings Officer made the following comments (12.10.2020): "Given their size I have no objection in principle, would be useful to know the decision around colour and how this relates to the colour of all the other street furniture."
6.1 It is considered the main considerations of this planning application are:
6.2 The site for part of the Promenade which is also a 'Principal Traffic Route'. Part of this and of the recently approved prom regeneration works included parking bays. The electric power points will enable eclectic cars to park and charge. This fits with the recently approved (by Council of Ministers) IOM Action Plan for Achieving Net Zero Emissions by 2050 which seeks replacement of fossil fuel vehicles with electric vehicles or other low carbon alternatives. To achieve this aims in the short term and longer, such electrical points will be needed. Of course should other low carbon alternatives (i.e. hydrogen powered vehicles) then the power point may not be required in the future. However, the charging columns can be removed without making significant alterations to the footpath. A condition should require should the columns be no longer needed they should be removed. - 6.3 Overall, it is considered the principle of the works is acceptable.
6.4 As noted the power columns are similar to a lighting bollard in terms of size and mass. While it is difficult to argue they preserve or enhance the Conservation Area as is generally required by EP35, they have a similar impact to lighting columns, bins, benches etc. They meet a need which is ancillary to the overall use of the promenade and therefore while not entirely according with EP35, they are considered features which would have a significant adverse impact upon the character and appearance of the Conservation Area. Further, the benefits they provided (more sustainable travel) outweighs any visual impact they may cause. POTENTIAL IMPACTS OF DEVELOPMENT UPON HIGHWAY SAFETY AND PARKING - 6.5 Highway Services have considered the proposal, which will have included the impacts upon pedestrians, prams, wheelchairs etc and have raised no objection. - 6.6 It should be noted that electric car have their own cables and the charging points will not have cables stored on or within them. Further, the power points being located closes to the main carriageway (road/parking bays) will hopefully ensure the cables will not causing tripping hazards. This may only occur should people try to cross the between the parked cars, rather than using the designated crossings. However, given the lack of objection from Highway Services it is consider the proposal would comply with the relevant policies outlined.
7.1 In conclusion, it is recommended that the planning application be approved on the grounds that the proposed development would be in accordance with the Isle of Man Strategic Plan (June 2016) and Douglas Local Plan 1998. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 14.10.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
View as Markdown