3 July 2018 · Planning Committee
Douglas Corporation Tramways Department, Strathallan Crescent, Douglas, Isle Of Man, IM2 4nr
The site is in a Conservation Area on the northern side of Strathallan Crescent, opposite the Promenade Walkway, with residential terraces to the east and the Terminus Tavern and former Summerland site to the west.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The proposal was considered a 'like for like' replacement ensuring the long-term future of the Horse Tram service along the Promenade, making the principle of use acceptable in a tourist/residential z…
Strategic Policy 4
Requires proposals to protect or enhance Conservation Areas and not cause unacceptable environmental pollution or disturbance. The officer found the replacement depot would enhance the Conservation Area by replicating the original building.
General Policy 2
Permits development in accordance with zoning if it respects site/surroundings in scale, design, amenity, highways, and parking. The proposal complied as a like-for-like replacement in tourist/residential zone with no adverse impacts demonstrated.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Assessed as an enhancement due to replication of original design, with conditions to ensure special features protected.
Transport Policy 3
New development on rail routes must not compromise tourism/leisure attraction. Replacement depot supports horse tram service continuity.
Transport Policy 4
Highways must accommodate generated traffic safely. Resolved via applicant responses and surveys.
Transport Policy 7
Requires parking per standards. On-street capacity demonstrated sufficient, less demand than existing.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on Conservation Area character a material consideration, including setting/views. Proposal enhances area; conditions for details.
Time limit
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.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, roller shutter doors, moulding detail have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the Conservation Area, site and surrounding area.
Pedestrian entrance design
No development shall commence until a detail design of the two pedestrian entranceways (frames/doors/glazing etc) have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter. Reason: In the interests of the character and appearance of the Conservation Area, site and surrounding area.
no objection
no issues following applicant's response and parking surveys; proposals should not create parking problems
no concerns following Bat Report; content that bird report not required
supports the application as a visitor; important for long-term future of Horse Tramway and reserving tracks for café or MER storage, potentially a museum and café
does not object to demolition and replacement; supports accurate reconstruction with conditions on details, finishes, and materials
Highways requests deferral pending clarifications on parking provision, unspecified floor space, and parking surveys; Douglas Borough Council has no objections; DEFA Zoologist requests bat and bird surveys due to potential wildlife implications.
Key concern: insufficient parking provision and lack of surveys for additional office space traffic demand
Highway Services Division
Conditional No ObjectionThe 6 spaces at the west end of the Summerland site to serve the proposed office should be shown within a red line application boundary on a revised scale site plan.; It is recommended that on-street parking surveys are undertaken at times of peak parking demand in the area; The applicant is requested to clarify what the space would be used for... If unspecified, any future use of this area should be subject to a separate planning application; Highway Services requests that the application is deferred to allow the applicant to consider the above.; Recommendation: DEFER
Conditions requested: revised scale site plan showing 6 parking spaces, vehicular access and manoeuvring areas at western end of Summerland site within red line boundary; on-street parking surveys at times of peak parking demand; clarification of unspecified first floor space use or require separate planning application for future use; defer application to allow applicant to consider above matters
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed applications.
DEFA Biodiversity
I therefore request that information be provided on whether there are, or are not, any bat or bird issues relating to the removal of this structure, via relevant surveys.; BS 42020:2013 section 6.1.3 states, "When preparing to make a planning application, the applicant should determine whether the proposed development is likely to affect biodiversity; and establish what information needs to be submitted with their application to ensure the decision-maker has sufficient information to reach a sound and confident decision."; Bats and bat roosts are protected under the Wildlife Act, and bird nests are protected whilst they are in use.
Conditions requested: information on whether there are any bat or bird issues via relevant surveys; biodiversity statement if consideration undertaken
