10 May 2024 · Acting Head of Development Management (Abigail Morgan)
Temp Beach Changing Shelters, Mooragh Promenade, Ramsey, Isle Of Man, IM8 3ag
The proposal involves three connected mobile huts, each finished in timber, with overall dimensions of 3.8m width, 1.8m depth, and 2.75m maximum height, to be placed on a hard-surfaced section of the public promenade adjacent to the sea wall for public use by swimmers and beach users.
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The officer concurred with the previous approval under 20/00310/B, finding no policy changes and the scheme acceptable in principle as it provides community gain on public promenade treated as open sp…
General Policy 2
GP2 sets general standards for acceptable development including visual impact (b, c, g) and highway safety (h, i). The officer assessed the huts' small scale and timber finish as having acceptable visual impact, blending with existing promenade shelters, and highway safety as acceptable with a 5m positioning condition from beach steps.
Recreation Policy 2
Requires no adverse effect on open space or recreation facilities unless alternative provision or community gain with no significant unacceptable effects. Promenade treated as open space; huts occupy small walkway section but provide public changing facility gain, acceptable per prior approval.
Environment Policy 10
Covers flood risk impacts. Site in high tidal flood risk area but non-permanent huts beyond sea wall, supported by FRA, pose no unacceptable risk; winter removal intent mitigates further.
Environment Policy 13
Addresses flood risk. Officer found DOIFRM condition unreasonable given mobile nature and positioning, with assessment on year-round basis showing compliance.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Positioning from beach access
The huts hereby approved shall not be positioned within 5m of the access steps to the beach. Reason: in the interest of highway safety for visibility purposes between pedestrian and cyclists on the promenade.
Do not oppose subject to condition that huts are positioned no less than 5m from the pedestrian entrance to the beach for visibility purposes between pedestrians and cyclists on the promenade.
Do not oppose subject to condition that the temporary swim changing huts should be removed during the winter months to avoid being washed away and safe use instructions posted.
Highway Services HDC, Flood Risk Management, and DEFA Inland Fisheries all raised no objections to application 24/00332/B, with Highways and Flood Risk requesting specific conditions.
Key concern: The temporary structures are in a tidal flood zone
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, providing the huts are positioned no less than 5m from the pedestrian entrance to the beach (for visibility purposes between pedestrian-cyclists on the promenade) - this should be conditioned on permission.
Conditions requested: providing the huts are positioned no less than 5m from the pedestrian entrance to the beach (for visibility purposes between pedestrian-cyclists on the promenade) - this should be conditioned on permission
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; The temporary structures are in a tidal flood zone; The temporary swim changing huts should be removed during the winter months to avoid being washed away and safe use instructions posted.
Conditions requested: The temporary swim changing huts should be removed during the winter months to avoid being washed away and safe use instructions posted
DEFA Inland Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective.
