Loading document...
==== PAGE 1 ====
20/00953/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
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 Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.10.2020 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
C 2. The electric vehicle charge points hereby approved shall be removed and the ground restored to its former condition in the event that they are no longer used for a period of 12 months or required for the charging of vehicles.
Reason: In the interests of visual amenities of the Conservation Area and street scene.
C 3. Prior to the commencement of the development a colour scheme of the charging points hereby approval shall be submitted to and agreed in writing by the Department and this approved scheme, shall be complete in full and retained thereafter.
Reason: In the visual interest of the character and quality of the Conservation Area.
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.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings all received on 19th August 2020.
==== PAGE 2 ====
20/00953/B Page 2 of 5
__
Interested Person Status - Additional Persons
None __
Officer’s Report
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
4.0 THE DEVELOPMENT PLAN 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape;
==== PAGE 3 ====
20/00953/B Page 3 of 5
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
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."
5.0 REPRESENTATIONS 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
==== PAGE 4 ====
20/00953/B Page 4 of 5
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."
5.2.1 No further comments have been received by Douglas Borough Council.
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."
6.0 ASSESSMENT 6.1 It is considered the main considerations of this planning application are: o The principle of the overall development; o The potential impacts upon the visual amenities of the Conservation Area and Promenade; and o Potential impacts of development upon highway safety and parking.
THE PRINCIPLE OF THE OVERALL DEVELOPMENT 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.
THE POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE CONSERVATION AREA AND PROMENADE 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.
7.0 CONCLUSION
==== PAGE 5 ====
20/00953/B Page 5 of 5
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: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
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
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal