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16/01365/B
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oLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01365/B Applicant : IOM Government Department of Infrastructure Proposal : Erection of temporary horse tram facility including tram shed, stables, staff welfare facilities, parking and new vehicular access. Site Address : Part of Summerland Site King Edward Road Douglas Isle of Man
Case Officer : Mr Chris Balmer Photo Taken : 09.01.2017 Site Visit : 09.01.2017 Expected Decision Level : Planning Committee
Officer’s Report
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE DUE TO THE NUMBER OF REPRESENTATIONS RECEIVED
1.0 THE SITE 1.1 The application site is the curtilage of part of the Summerland Site, King Edward Road, Douglas which is situated on the northern side of the King Edward Road and on the opposite side of the road with the end of the Promenade Walkway. To the east of the site is the Manx Electric Railway Depot and to the west is the Terminus Tavern and Strathallan Horse Tram Depot.
1.2 The site, since the demolition of the Aquadrome and Summerland building, has been mainly unused, the exception being that it was utilised to park vehicles associated with the 'TT Fair'.
1.3 The site character is flat with a one metre high timber fence running along the southern boundary, parallel with the MER lines. A 2 metre high chain link fence to the northern boundary also exists. This fence demarks the flat part of the site with the bottom of the cliff face which runs up to the rear boundaries of the properties along Strathallan Road.
1.4 The main access to the site is via Strathallan Crescent which runs from King Edward Road past the Terminus Tavern where an existing gate provides access to the site.
2.0 THE PROPOSAL 2.1 The application seeks full approval for the erection of a temporary horse tram facility including tram shed, stables, staff welfare facilities, parking and new vehicular access. The applicant comments that following the announcement by Douglas Borough Council that the Horse Tram service was to be discontinued, the Department of Infrastructure (DOI) took responsibility for the running of the tram service for the 2016 season. In July 2016, Tynwald granted approval for the DOI to operate the horse trams for 2017 and 2018, during which time consideration was to be given to the future operation of the horse tram service from a combined tram shed and stable facility, either on the Strathallan Depot or Derby Castle sites. DoI currently have an option to take ownership of the Strathallan Depot for a nominal amount. The applicant also indicates that the Strathallan facilities are in a state of serious disrepair, and a budget of £150,000 was approved by Tynwald to carry out minor capital works to effect urgent repairs to the buildings in order to create a temporary combined stable and tram shed facility from which the horse tram service could operate during the 2017 and 2018 period. However, a structural assessment carried out in August 2015 concluded that the main structural elements of the building were beyond economic repair and that restoring the building was not viable in engineering terms, and recommended that the building be demolished as part any plans to redevelop the site.
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2.2 The applicant states that; "Substantial investment, in excess of the approved funds, will be needed to repair or rebuild the Strathallan building, which the Department cannot commit to until such time as the future operation of the horse tram service has been determined, and the requisite Treasury and Tynwald approvals have been obtained to proceed with a suitable scheme. It is also the opinion of Isle of Man Public Transport, following a feasibility study carried out in June 2016, that a combined facility cannot be adequately accommodated within the existing Strathallan tram shed."
2.3 The applicant therefore proposes to use the approved funds to build a temporary combined tram shed and stable facility on the Summerland site for a maximum period of five years during which time it is anticipated that the future operation of the horse tram service will have been decided, including any plans for the Strathallan Depot site, and new facilities will have been constructed as appropriate. The temporary facility will be dismantled and reused elsewhere after this period. It is the intention of the applicant that the new temporary facility will come into operation in April 2017.
2.4 The building in terms of its appearance and construction has a similar appearance to the buildings found at the Manx Electric Railway Depot, which are pitched roof industrial style buildings/agricultural barns, finished in a mixture of profiled plastisol sheeting and rendered masonry to the external walls and natural grey fibre cement sheets to the roof.
2.5 The building in terms of size would have a maximum width of 92.5 metres, a depth of between 11.6 metres and 16.8 metres and a maximum roof ridge height of 6.2 metres.
2.6 To the eastern gable end of the property it is proposed to create 11 car parking spaces for staff only.
3.0 PLANNING HISTORY 3.1 The following previous planning applications are considered to be specifically material in the assessment of the current application:
3.2 Demolition of existing swimming pool building and leisure complex - 03/01998/B - APPROVED
3.3 Extension to Derby Castle MER Depot to provide parking and operational facilities - 12/01359/B - APPROVED on a temporary five year period (expires 30th November 2017).
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is located within an area that is designated by the Douglas Local Plan as being Tourism and is immediately adjacent to land that is designated as being Railway Purposes. Given the nature of the application it is appropriate to consider the following planning policies:
4.2 Strategic Policy 4 states: "Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance."
4.3 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;
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(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; (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."
4.4 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."
4.5 Transport Policy 3 states: "New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes."
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 Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) - Policy CA/2 - Special Planning Considerations states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."
5.0 CONSULTATIONS 5.1 Highway Services have no objection (on 06.01.2017): "The proposal is to locate a temporary building on the old Summerland site to accommodate the horse trams and stables. There will be staff car parking accessed from King Edward Road across the electric railway tracks. There is good visibility of the trams and traffic on the highway at this location. The car park will be for staff and deliveries only keeping the traffic movements to a minimum.
The proposal will replace 2 existing facilities located at the bottom of Summerhill and the Strathallan Suite at the end of Strathallan Crescent; this results in horses being walked along the highway to
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access the stables. The proposal will combine these 2 facilities removing the need to walk horses along the highway.
The proposed location is very close to the existing facilities and will not result in a significant increase in traffic movements. There is on-road car parking available on King Edward Road and Strathallan Crescent for visitors.
The building will be located in a location that will restrict access to the remainder of the site, however the proposal is for a temporary period and should not impact the future development of the larger site.
Highway Services does not oppose this application on a temporary basis."
5.2 The owners/occupiers of; o Ballalona Farm, Ronague Road, Ronague, Castletown; o 5 Howstrake Drive, Onchan; o Minervaplein 32-3, 1077 TT Amsterdam, The Netherlands; o Harmen Kokslaan 59, 26111 TP Delft, The Netherlands; o 274 Station Road, Mickleover, Derby; o Thie Meanagh, 7 Michael Street, Peel; o 34 Corby Avenue, Swindon; o 5 Princes' Gardens, Wolverhampton; o 25 Townholm Crescent, Hanwell, London; and o 13 Cadman Grove, Hindley, Wigan.
object to the application which is summarised as; the tramway stables and depot are a historical asset to IOM heritage; they should be repaired as confirmed in the Borough Council's Structural Assessment of August 2015; retention of buildings are far more likely to continue to attract rail enthusiasts from around the world rather the proposed industrial unit; out of keeping with vintage horse tram system; does not preserve or enhance the conservation area; Manx horse tram heritage is worthless without the proper historic facilities (stables and depot); the success of the application would reduce the chances of preservation or enhancement of the Strathallan Horse Tramway Depot, the last surviving working municipal horse tramway depot/stable in the world and of exceptional historical significance;
5.3 The owner/occupier of Flat 4, 65 Royal Avenue West, Onchan supports the application. The Horse Tramway is unique in the world; it is important the tramway is allowed to continue and that the temporary facility would help achieve this in the short term; whilst the loss of the current tramway stable is highly regrettable it is likely the horse stables in proximity to the tramcars will allow for an enhanced visitor experience in terms of stable tours; the proposed facility would improve the current vacant Summerland site in the short term; it seem doubtful an alternative site could be found along Douglas Promenade for these facilities.
5.4 The Manx Electric Railway Society, P O Box 117, Douglas objects to the application. The proposal would form part of a scheme the consequence of which will be to leave no part of the infrastructure of the Douglas Bay Horse Tramway intact, ripping up one end of it for good and at the other end replacing the present track with a light railway; the horse tramway is part of the defining fabric of the conservation area; proposal does not preserve or enhance the conservation area; Strathallan Depot (last municipal horse tramway in the world and of exceptional historical significance) will become redundant if this development is permitted; proposal would be wholly out of keeping with the character and appearance of the MER line and Douglas Bay Horse Tramway; this is no temporary structure given the fact it includes the construction of an inspection pit and other engineering works, it will be a carbuncle for years to come; proposal fails General Policy 2 as it does not respect the site and the surrounding and adversely affects the amenity of local residents
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and the character of the locality; and the land uses designation does not cover the establishment of a tram shed and stables.
5.5 The owner/occupier of Bishop's Demesne, Ballaugh objects to the application. The development will have a detrimental visual effect on the MER line and structures, the Horse tramway and other buildings in the area such as the Terminus Tavern; it will neither preserve nor enhance the character of the conservation area; the likely-knock-on effect of this development going ahead is that the Strathallan Horse Depot will become redundant and any hopes of its preservation lost; and The horse tramway and historic depot is an important part of the Islands heritage.
5.6 The owner/occupier of 38 York Road, Douglas objects to the application. The proposal would form part of a scheme the consequence of which will be to leave no part of the infrastructure of the Douglas Bay Horse Tramway intact, ripping up one end of it for good and at the other end replacing the present track with a light railway; the horse tramway is part of the defining fabric of the conservation area; proposal does not preserve or enhance the conservation area; Strathallan Depot (last municipal horse tramway in the world and of exceptional historical significance) will become redundant if this development is permitted; proposal would be wholly out of keeping with the character and appearance of the MER line and Douglas Bay Horse Tramway; this is no temporary structure given the fact it includes the construction of an inspection pit and other engineering works, it will be a carbuncle for years to come; proposal fails General Policy 2 as it does not respect the site and the surrounding and adversely affects the amenity of local residents and the character of the locality; and retention of the existing historical stables and repair of the existing depot would be a better long term solution.
5.7 The owner/occupier of 15 Cronk Avenue, Birchill, Onchan (16.01.2017) objects to the application. Their comments mainly centre around the retention of the horse trams and their comments relating to the planning application indicates that the original stables should be refurbished and improved and the proposed building is not a attractive suggestion.
5.8 The owner/occupier of 34 Corby Avenue, Swindon, Wiltshire (18.01.2017) objects to the application. Damage to the integrity of the horse tramway and with it the essential historic character of the Promenade Conservation Area; create an ugly functional shed, with no supporting plan for a more appropriate permanent solution; inevitably lead to the commercial redevelopment of the existing stables and tram depot, which are heritage structures in their own right, still fully capable of fulfilling their historical purposes.
6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of the application are whether the proposed use on this site is acceptable and potential impacts upon the street scene and Conservation Area.
PRINCIPLE OF THE PROPOSED USE ON THIS SITE 6.2 Firstly, it is important to highlight that this current application does not include any works to demolition the existing Horse Tramway Stable building at the bottom of Summer Hill Road nor the Horse Tramway depot along Strathallan Crescent. It is noted the existing Horse Tramway Stable building is currently for sale on the open market and is not in the applicant's ownership or control.
6.3 Paragraphs 2.1 to 2.3 of this report summarise the position of the applicant (DOI) and the need for the temporary building while a determination can be made over the operation of the Horse Tramway, which currently has only two seasons secured at this point. The building is large to meet the combined uses of storing the horse tram cars, but also the stables for the horses and other ancillary uses. It is clear that with the size of the building required and such building required being immediately adjacent to the horse tram tracks, the application site is in the short term the only likely available site along the Promenade.
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6.4 Accordingly, for these reasons, it is considered in the short term the proposed use would be an appropriate use of the site, which currently has been vacant for over a decade with no current planning permissions in place for its re-development.
POTENTIAL IMPACT UPON THE STREET SCENE AND CONSERVATION AREA 6.5 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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.
6.6 The proposed building in terms of its design, scale, form, size and finish is very utilitarian and essentially has the same appearance as a large industrial/agricultural shed. Accordingly, if it was proposed that the building be a permanent building on the site, then the Department would have serious concerns as it would not be a building of acceptable architectural qualities which would be appropriate within the street scene nor would it preserve or enhance the Conservation Area, as required to do so.
6.7 However, given the temporary period the planning application seeks (max 5 years), it is perhaps a more pragmatic approach to take in the short term to allow time for Tynwald to determine the future of the Horse tramways and/or consider a more permanent solution to provide the combined facilities for the Horse Tramway. This proposal would essentially provide a 'stop-gap' for such decision to be made.
6.8 As indicated within the Douglas Promenades Conservation Area Character Appraisal: "..the unique system of Horse trams which run the entire length during the summer months. It is judged that this feature makes an important contribution to the special character of the Conservation Area". Accordingly, while the proposed temporary building would not meet the normal requirements for a building within a Conservation Area; it is considered the short term visual impact would be mitigated by ensuring the continued use of the Horse Tramway service and allow a scheme be developed for a more suitable long term facility.
7.0 RECOMMENDATION 7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016 and the Douglas Local Plan, and it is therefore recommended that the planning application be approved.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Services of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
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8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
The Manx Electric Railway Society, P O Box 117, Douglas 38 York Road, Douglas Bishop's Demesne, Ballaugh Flat 4, 65 Royal Avenue West, Onchan Ballalona Farm, Ronague Road, Ronague, Castletown; 5 Howstrake Drive, Onchan; Minervaplein 32-3, 1077 TT Amsterdam, The Netherlands; Harmen Kokslaan 59, 26111 TP Delft, The Netherlands; 274 Station Road, Mickleover, Derby; Thie Meanagh, 7 Michael Street, Peel; 25 Townholm Crescent, Hanwell, London; 13 Cadman Grove, Hindley, Wigan; 5 Prince's Gardens, Wolverhampton; 15 Cronk Avenue, Birchill, Onchan; and 34 Corby Avenue, Swindon, Wiltshire
It should be noted that in an earlier report, that was deferred by Planning Committee, The Manx Electric Railway Society were recommended to have party status. This report recommends that they are not granted such status. Since the deferral the applicants (DOI) wrote to the planning office setting out the reasons why the feel The Manx Electric Railway Society do not comply with the guidance the determination of Interested Party Status. They indicate that:
"The status of interested persons must be determined in accordance with article 6(3) of the Town and Country Planning (Development Procedure) No 2 Order 2013, which states that:
"When it determines the application the Department must decide which persons (if any) who have made written submissions with respect to the application (whether pursuant to a notice under article 5 or otherwise), other than those referred to in paragraph (4), should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application."
Furthermore the applicants indicate: "It appears to me that when determining the interested person status the Planning Committee should have regard to the criteria in paragraph 2(1) of the Government Circular 1/13. The criteria sets out that the following persons shall generally be accepted as having sufficient interest:-
(a) persons owning or residing in land or buildings which physically adjoin the site;
(b) persons whose privacy would not be substantially affected by the development;
(c) persons whose outlook from land or buildings in which they have an interest as owners or tenants would be substantially and adversely affected by the development; and
(d) persons owning or residing in land or buildings, the legitimate enjoyment of which would be adversely affect by reason of -
(i) Noise, dust, or smell arising from the site as a consequence of the development; or
(ii) Traffic generated by the development.
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The MER Society does not to me appear to fall within any of the above criteria."
A further email was received from the applicants on 14 February 2017 which commented:
"The Department requests that the recommendation within the Planning Officer's report for The Manx Electric Railway Society to have 'Interested Party Status' is carefully considered.
The Department does not concur with the Officer's view that the MER Society meet the criteria for Interested Party Status as set out in Government Circular No. 01/13 paragraph (2) or in Article 6(3) of the Town and Country Planning (Development Procedure) (No2) Order 2013.
The condition of the existing Strathallan Tram Shed is such that the trams can no longer safely operate from the site. Engineers have identified significant structural issues with the building. The Department's Health and Safety Officer has carried out a risk assessment and access is now restricted and only permitted under a strict safe system of work. Therefore, it is not considered safe or practicable to use the building for the forthcoming season.
The application seeks permission to erect a shed on the Summerland site to house the trams and stables temporarily. The temporary shed will ensure the Douglas Bay Horse Trams can operate during the 2017 season whilst the Department identifies a permanent solution. The trams require an adequate facility close to the existing site to provide shelter and enable Department of Infrastructure engineers to carry out repairs and maintenance of the trams whilst they are in service. If the application is not approved or is approved and taken to appeal the Department's options to operate the service in 2017 become increasingly limited.
The Committee may wish to note that Tynwald voted last year to support continued operation of the horse tramway. More recently it confirmed this position by requiring tracks to run the full length of the Promenade. The Department is very much committed to the long term operation of the tramway and to securing appropriate permanent facilities for this."
Members have previously given properly formed organisations Interested Party Status on the basis that the Circular uses the term 'generally' as this allows some flexibility. The society is an organised charity group originally formed in 1973 with organised meetings and AGMs. Their aim accordingly to their website is;
"Originally formed in 1973, the MANX ELECTRIC RAILWAY SOCIETY is charged with the express purpose of protecting and promoting the retention and development of the MER and other Island tramways at a reasonable cost."
The decision as to whether party status is given or not, should not be taken lightly, consideration should be given as to whether those parties' interest is directly planning related and is material. The MERS are not directly affected by the proposal in terms of the impacts set out in the Government Circular. While similar interest groups have been granted such status on other applications, these related to development of buildings used in association with the railways or historical buildings. In this case, the works do not involve any other changes to existing buildings, this proposal is a temporary standalone building which does not exist currently, which will also facilitate the operation of the Douglas Horse Tramway for the next two seasons. Accordingly, it is recommended that the Manx Electric Railway Society should not be afforded interested person status in this case.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.01.2017
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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The external walls, doors, sliding doors and roller shutter doors on the new building must be a dark green/olive green colour all being retained thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 3. The building hereby approved shall be removed from the site and the land returned to its previous appearance within five years of the date of this notice. In the event that the building is no longer used or required for the operation of the Horse Tramway before the five year permission then the building shall be removed and the ground restored to its former condition.
Reason: The building has been exceptionally approved solely to meet the short term needs of the Horse Tramway and its subsequent retention would result in an unwarranted intrusion in the Conservation Area. Furthermore, the building has been sought for a temporary basis and has been assessed and approved as such.
C 4. The proposed parking layout as shown on drawing 1613-002 is required to be provided prior to the occupation of the building hereby approved.
Reason: To ensure adequate off street parking is provided on site.
This approval relates to drawings reference numbers 1613-001, 1613-002 and 1613-003 all received on 9th December 2016.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted
Committee Meeting Date: 20.02.2017
Signed : Sarah Corlett Presenting Officer
Further to the decision of the Committee an additional report was required
YES/NO See below
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.
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PLANNING COMMITTEE DECISION 20.02.2017
Application No. :
16/01365/B Applicant : IOM Government Department of Infrastructure Proposal : Erection of temporary horse tram facility including tram shed, stables, staff welfare facilities, parking and new vehicular access. Site Address : Part of Summerland Site King Edward Road Douglas Isle of Man
Presenting Officer : Miss Sarah Corlett
Addendum to the Officer’s Report
The Planning Committee approved the application at its meeting of 20th February, 2017 but amended the period of approval to four years, changing condition 3 accordingly and removing condition 1 which becomes unnecessary.
Conditions of Approval
C 1. The external walls, doors, sliding doors and roller shutter doors on the new building must be a dark green/olive green colour all being retained thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 2. The building hereby approved shall be removed from the site and the land returned to its previous appearance within four years of the date of this notice. In the event that the building is no longer used or required for the operation of the Horse Tramway before the four year permission expires then the building shall be removed and the ground restored to its former condition.
Reason: The building has been exceptionally approved solely to meet the short term needs of the Horse Tramway and its subsequent retention would result in an unwarranted intrusion in the Conservation Area. Furthermore, the building has been sought for a temporary basis and has been assessed and approved as such.
C 3. The proposed parking layout as shown on drawing 1613-002 is required to be provided prior to the occupation of the building hereby approved.
Reason: To ensure adequate off street parking is provided on site.
This approval relates to drawings reference numbers 1613-001, 1613-002 and 1613-003 all received on 9th December 2016.
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