25 March 2019 · Planning Committee
Part Of Summerland Site, King Edward Road, Douglas, Isle Of Man, IM2 2pa
The proposal involves creating a temporary pay-and-display car park with 55 spaces, vehicular access via an existing gate from Strathallan Crescent, and two lighting columns on a flat, unused brownfield site that is part of the former Summerland complex on King Edward Road, Douglas.
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The proposal is contrary to the Douglas Local Plan tourism zoning and Council of Ministers' policy against temporary car parks on brownfield sites to incentivise redevelopment, as per the Action Plan …
Strategic Policy 4
Requires protection/enhancement of heritage, landscape, nature conservation, and no unacceptable pollution/disturbance. The temporary use was assessed as acceptable short-term despite potential visual disturbance, due to specific need and limited duration.
General Policy 2
Permits development respecting site/surroundings, amenity, highways, etc., if in accordance with zoning. Noted non-compliance with tourism zoning but balanced against short-term parking need, highway conditions, and no long-term prejudice to adjoining land.
Environment Policy 35
Permits development in Conservation Areas only if preserving/enhancing character. Proposal detrimental visually if permanent but acceptable temporarily on already unattractive site, as pragmatic measure during promenade works.
Transport Policy 3
Protects rail routes as tourism/leisure facilities. Adjacent to MER depot; temporary parking not considered to compromise this given short duration.
Transport Policy 4
Requires highways to accommodate development safely. Addressed via conditions for swept path analysis and access construction.
Environment Policy 22
Prevents unacceptable harm from pollution including light. Two lighting columns proposed; no specific concerns raised.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires consideration of impact on Conservation Area character/setting/views. Visual detriment noted but mitigated by temporary status.
Time limit and restoration
The use hereby approved shall be discontinued and the land restored to its former condition (including removal of all light stands/pay & display machines/shelters) before the 1st November 2020. Reason: The development has only been found to be acceptable on a short term basis because it meets a specific need.
Swept path analysis for access
Prior to the commencement of the development, a scaled plan with swept path analysis for a large car over 5m in length must be submitted to and approved by the Department, to demonstrate that the site access is wide enough to enable two cars to pass each other while turning left in and left out of the proposed site access junction without encroaching onto the tactile paving. Reason: In the interest of vehicle turning movements and vehicle and pedestrian safety.
Access construction
The access hereby approved must be constructed as shown on drawing PL-2000 REV A prior to the first use of the car park and maintained as such thereafter. Reason: To provide adequate access to the site.
Highway Services offered no objection subject to a condition requiring swept path analysis for vehicle access; Douglas Borough Council raised initial queries but ultimately had no objection; a member of the public strongly objected on grounds of public benefit, safety, and conservation area impact.
Key concern: dangerous vehicle access crossing tram lines and risk to public safety
Department of Infrastructure Highway Services
Conditional No ObjectionHighway Services does not oppose the application subject to the following planning condition; Recommendation: DNOC
Conditions requested: Prior to the commencement of the development, a scale plan with swept path analysis for a large car over 5m in length must be submitted to and approved in writing by the Department, to demonstrate that the site access is wide enough to enable two cars to pass each other while turning left in and left out of the proposed site access junction without encroaching onto the tactile paving. The access must be constructed as approved prior to first use of the car park and maintained as such thereafter.
Douglas Borough Council
No ObjectionDouglas Borough Council does not object to the proposals
Mrs C A Brennen
ObjectionI strongly object to tax payers' money and resources being used to facilitate what will become private company parking during office hours; On grounds of tram passengers' safety, vehicle safety and pedestrian safety I strongly object; The proposed development would have an unacceptably adverse impact upon the character and appearance of the Douglas Promenades Conservation Area
