22 January 2025 · Planning Committee, signed by J Chance (Director of Planning)
Sea Wall, Queens Promenade, Douglas, Isle Of Man, IM2 4nr
The proposal involves building a 500m length of reinforced concrete wall, 1.2m high above the promenade walkway, anchored to the existing sea wall from Loch Promenade to Central Promenade. The wall replaces concrete pillars and metal railings, includes flap valves for water return, viewing platforms, provisions for fla…
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The officer assessed that the 1.2m wall delivers substantial public benefits by reducing flood risk and wave overtopping, protecting infrastructure, enhancing public safety, and improving promenade ac…
Strategic Policy 4
Requires proposals to protect or enhance Conservation Areas. Officer found proposal preserves character and appearance of Douglas Promenades CA, with neutral impact overall considering mitigations and public benefits, despite loss of some views.
Strategic Policy 6 - Major employment-generating development
Protects and enhances strategic role of Douglas Harbour as principal gateway. Proposal supports this by reducing flood risk to promenade infrastructure.
Environment Policy 12
New coastal defence works must not unacceptably impact coastal environment character, ecology etc. Proposal accepted as compliant, with negligible marine impact and mitigations.
Environment Policy 35
Within Conservation Areas, development must preserve or enhance character. Officer concluded neutral impact, outweighing minor view harms with flood benefits and design sensitivity.
General Policy 2
Requires respect for site surroundings in scale/form/design (b), no adverse townscape impact (c), no adverse public sea views (e). Complies with (b)/(c); moderate conflict with (e) due to obstructed low-level views, but minor harm outweighed by benefits.
Environment Policy 4
Requires habitat enhancement. Condition imposed for biodiversity mitigation scheme based on ES.
Environment Policy 10
Requires flood risk report for sites at risk. Satisfied via submitted Environmental Statement and Flood Risk Assessment demonstrating need and no increased risk elsewhere.
Environment Policy 11
Coastal defences permitted if not increasing/transferring flood risk or prejudicing natural defences. Proposal complies, with flap valves preventing transfer.
Height limit
No approval is hereby given for any works to extend the height of the wall to more than 1.2 metres above the height of the Promenade walkway. Reason: For the avoidance of doubt, as the application makes reference to a potential future extension to the height of the wall by an additional 0.6 metres and this would require a separate application.
Site boundary limit
No approval is hereby given for any works outside the site boundary shown in red on the location plan (Drawing No 102 Rev B). Reason: For the avoidance of doubt, as the application makes reference to a potential future extension to the length of the wall and this would require a separate application.
Flap valves and maintenance
The wall hereby approved shall include flap valves as set out in paragraph 5 of section 8 of the Environmental Statement (27 June 2024) and the wall, valves and associated engineering elements shall be maintained in such a manner that the valves remain operational in perpetuity. Reason: To ensure that the proposed mitigation in relation to overtopping is fully implemented.
Flag poles and life belts details
Prior to the completion of the development hereby approved, the details of the fixings for flag poles and life belts as set out in paragraph 2 of section 9.3 of the Environmental Statement (27 June 2024) shall be submitted to and approved in writing by the Department, and the development shall be carried out and fully completed in accordance with the approved details. Reason: To ensure that adequate provision is made for flag poles and life belts.
Viewing platforms
The wall hereby approved shall include viewing platforms as set out in paragraph 1 of section 9.3 of the Environmental Statement (27 June 2024). Reason: To ensure that the proposed mitigation in relation to loss of sea views is implemented.
Biodiversity mitigation scheme
Within 3 months of the date of this permission, a scheme, including a timetable for implementation, for the mitigation and enhancement of biodiversity on the site shall be submitted to and approved in writing by the Department. The mitigation and enhancement measures shall be based upon the mitigation measures set out in section 9.1 and Appendix E of the Environment Statement (received 27 June 2024) and updated to account for current ecological conditions on the site. Development shall be carried out in accordance with the approved details. Reason: In order to enhance habitat on the site pursuant to Environment Policy 4 of the Strategic Plan.
No significant negative impact upon highway safety, network functionality and/or parking
In principle content subject to condition for methods statement, risk assessment and site management
DEFA Registered Buildings Officer objects due to harm to the setting of Douglas War Memorial (RB 315) and Douglas Promenades Conservation Area; DEFA Environment Directorate offers conditional no objection subject to methods statement, risk assessment, and site management condition; Highway Services has no objection.
Key concern: harm to the setting of Douglas War Memorial (RB 315)
DEFA Registered Buildings Officer
ObjectionObjection - The proposals would result in harm to the setting of Douglas War Memorial (RB 315), as well as harm to the character of Douglas Promenades Conservation Area.; Introducing a solid 1.2m high wall between the memorial and the sea will mean that those whose eye level is below 1.2m will no longer be able to view the beach or sea.; I would consider the introduction of a wall at this height to cause significant harm to the memorial’s setting.; I consider the removal of these clear and open views of the sea to be something that would cause harm to the character of the conservation area.
DEFA Environment Directorate
Conditional No ObjectionDEFA is in principle content that a Condition of Approval attached to any future consent, and relating to an agreed methods statement, risk assessment and site management, prior to works commencing, and updates thereafter as appropriate, would be an acceptable approach.; This Environmental Statement is dated June 2019... it would be appropriate for the applicant to review the document and confirm that it is still valid.; As an Environmental Statement the Planning and Policy Framework section needs to be comprehensive to address all relevant EIA components.
Conditions requested: Condition of Approval attached to any future consent, and relating to an agreed methods statement, risk assessment and site management, prior to works commencing, and updates thereafter as appropriate
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
