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Applicant: Department For Enterprise Proposal Temporary TT accommodation and associated facilities 2025 2026 2027 Site Address Former Prison Site Victoria Road Douglas Isle Of Man Case Officer : Chris Balmer Photo Taken: 21.02.2025 Site Visit: 21.02.2025 Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 31.03.2025
C : Conditions for approval N : Notes attached to conditions
Reason: The application has been approved as an exception to the Development Plan on the basis of need for the TT event only and for a period of three years as proposed by the application. Exact dates for the 2026 & 2027 TT are not yet known.
This application has been recommended for approval for the following reason. It is concluded the proposal would be acceptable for a temporary period only for the next three years TT races and would not significant affect public or private amenities and comply with General Policy 2, Business Policy 11 and Transport Policy 4 of the IOM Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on; 16.01.2025
06.03.2025
26.03.2025
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection It is recommended that the owners/occupiers of the following properties should be given the Right to Appeal as they have submitted an objection that meets the specified criteria:
Victoria House Nursery, Victoria Road, Douglas - While it appears the initial concerns or at least most of the concerns have been addressed, the Department has not received further comments confirming that these overcome the initial objection. Therefore the initial objection remains.
________________________________________________________________ Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of the former prison site along Victoria Road in Douglas. The prison has been demolished in recent years and is now cleared.
2.0 THE PROPOSAL - 2.1 The submitted application seeks planning approvals for the Creation of temporary tourist accommodation units and associated facilities for 2025, 2026 and 2027 TT periods only. The proposal includes 203 units (up from 193 units in 2023 & 2024, 168 units in 2022 to 2020 and 150 units in 2019), which are made up of 190 tourist living accommodation units (each two beds), 13 staff accommodation units/stores and associated facilities. Furthermore, a marquee building (seating for 200 people where food is provided), with associated toilet & luggage blocks, stores, gazebo seating area are all proposed. - 2.2 It should be noted that initially the application included a bar unit (not operate past 11pm) adjacent to the gazebo seating area. This has now been omitted by the applicants. - 2.3 In terms of time periods of operation and setup/takedown periods for TT 2025 the applicants have sought the following:
2.4 For information the previous year period of operation and setup/takedown periods ran from the 1st May 2024 (setup commence) for hotel operational on the 24th of May, removal commencing on the 11th June 2024, with full removal expected by the 30th June 2024. This result in a total period of 61 days. This was also the same total period in TT 2023 which again was 61 days.
2.4 The temporary tourist accommodation units, which have the appearance of a portacabin buildings, which would be positioned in 6 parallel rows (generally 30 in each row) within the upper to central part of the site, with an additional single row of 10 units along the western boundary of the site. This single row is new feature compared to the previous approval, closer to the neighbouring dwelling Nr 11 Dukes Road. Each unit would provide two single beds and a bathroom. The clients for this accommodation will be a mix of corporate guests of sponsors, European visitors (30% from outside UK) and short stayers, who will predominantly be flying to the event. - 2.5 The proposal includes the erection of a marquee building for dining and leisure purposes is proposed, which would be used to serve guest a continental style breakfast and evening meals. Tea and coffee refreshments would also be provided. There will be no retail or alcohol sales and no music/performance events on the site. - 2.6 The applicants comments from previous experience that very few guests will have their own transport: the corporate guests profile indicates they will be transported by sponsor's vehicles or utilise either taxi or minibus arrangements to site. Notwithstanding this, there is
provision for 35 cars and a provision of up to 100 motorcycles parking within the existing hardstanding area adjacent to the entrance of the site.
3.0 PLANNING HISTORY - 3.1 The previous planning application on this site which is considered relevant to the determination of this application: - 3.2 Temporary TT Accommodation and associated facilities for 2023 and 2024 only 23/00287/B - APPROVED - 3.3 Creation of temporary tourist accommodation units and associated facilities for the 2022 Classic TT and Grand Prix period - 22/00103/B - APPROVED - 3.4 Creation of temporary tourist accommodation units and associated facilities for the 2022 TT period - 22/00102/B - PENDING CONSIDERATION - 3.5 Creation of temporary tourist accommodation units and associated facilities for the 2020 festival of motorcycling (21.08.20 - 06.09.20 inclusive) - 20/00255/B - APPROVED - 3.6 Installation of 150 tourist living accommodation units and associated facilities for the 2019 TT period - 18/01346/B - APPROVED subject to the following conditions:
4.0 PLANNING POLICY - 4.1 The application site is within an area designated as "predominantly residential" under the Area Plan for the East 2021. The site is not within a Conservation Area. The site is identified as a Unoccupied Urban Site (UUS 14) under the Unoccupied Urban Sites Register. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains four policies that are relevant to the assessment of this current planning application. The planning application should be assessed against both General Policies 2 and 3: while the latter refers only to land not zoned for any development, some of the general principles of General Policy 2 with respect to the character of the area and impact upon highway safety. - 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:
4.4 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
4.5 Business Policy 11 states: "Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings would be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted." - 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 Report of the Select Committee of Tynwald on the Development of Unoccupied urban sites (2017-2018). - 4.8 The Council of Ministers have approved an Action Plan to Reform the Planning System (hereafter "The Action Plan"). The document "Reform of the Planning System - Programme for Government 2016 - 2021" GD2018/0031 was laid before Tynwald on 15th May 2018. One of the actions set out within this is that, "Council of Ministers have agreed the following Policy with immediate effect: In order to continue to incentivise and support site redevelopment and the associated economic development, Planning Approval should not normally be given for brownfield sites to be used as temporary car parks" and that this is important, "To ensure faster brownfield site redevelopment and encourage socio-economic development".
5.1 Highway Services comment (30.01.2025): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site is well established for annual TT use and the site access and layout are acceptable."
5.2 Douglas Borough Council do not object (31.01.2025).
5.3 The owner of Victoria House Nursery, Victoria Road, Douglas made the following comments/questions (30.01.2025); "As the owner of Victoria House Nursery which is located directly adjacent to the proposed site, I would like to express my broad support for this application. I fully appreciate the significance of the event to the local economy and community and welcome the continued success of the TT. However, in my position of responsibility for safeguarding the children in our care, I am seeking assurances on a few specific concerns as follows:
Parking During last year's event, a number of vehicles parked directly outside the nursery, obstructing safe access for parents and children. This became a serious safety issue, to the extent that we had to request police intervention to place cones along the main road. It's not possible to confirm whether this was directly attributable to the site, but I would appreciate clarification on what measures will be in place to ensure this does not happen again, such as designated noparking zones or other provisions.
Introduction of Alcohol Provision I note the addition of a new bar on-site this year. I understand the commercial reasoning, but this does raise some concerns about potential unsociable behaviour, particularly during the daytime when the nursery is in operation (8am-6pm). I would like reassurance that there will be appropriate security and supervision measures in place to prevent any disturbances that could affect the well-being of the children and staff.
Boundary Security & Safeguarding Risks The temporary accommodation site is separated from the nursery garden by only a wire fence. Last year, we had to instruct the children not to engage with individuals on the other side of the fence, which is not an ideal safeguarding position. Given the potential for increased footfall and engagement in the area, I would request that additional security or screening be considered. It would not be fair on the children if we were forced to instruct them to stay inside for two weeks during summer. Furthermore, there is a risk of glass bottles or rubbish being thrown over the fence from the bar.
I want to reiterate that I am broadly supportive of the proposal and fully acknowledge the positive impact of the TT. However, as my duty of care lies with our children and their parents who entrust us with their supervision, I would be grateful if the above concerns could be considered and/or addressed as part of the planning process.
Please do feel free to reach out for further discussion if required."
"I noted the comments from the Victoria Nursery on our latest PA for the Village, so rang the Nursery and spoke with Alex Ferguson the managing director.
After a very positive discussion about the potential privacy or nuisance risks to the children in his care, I was able to reassure him as follows:-
"TT parking is restricted along the main road. The site has enough on-site parking to cater for the proposed development. It is welcomed that you have asked the Applicant to respond to this point. I would advise that you ask the TT Motorsport Team to comment on the proposals and the incident that the Nursery is alleging and whether they can resolve the traffic management issues during TT periods, if needed. The Motorsport Team are ultimately responsible for the traffic management proposed along Victoria Road during TT."
6.1 There are no specific policies in the Development Plan which relate to camping/temporary unit uses. The application therefore needs to be judged on its own merits, having regard to the; principle of the use of the land; visual impact of the proposed temporary accommodation, the impact upon highway safety, and finally the impact upon neighbouring properties.
6.2 As identified the land use designation is predominately residential use. Accordingly, the proposed use for temporary tourist units, does not fit with the uses outlined within the Area Plan for the East. It is therefore not in accordance with the land use designation of the Area Plan for the East 2020.
6.3 The site is also identified under the Unoccupied Urban Sites Register. Accordingly, there is a question whether the continued permission of the proposed temporary TT Tourist accommodation should be allowed till TT 2027.
6.4 The Council of Ministers have approved an Action Plan to Reform the Planning System (hereafter "The Action Plan"). The document "Reform of the Planning System - Programme for Government 2016 - 2021" GD2018/0031 was laid before Tynwald on 15th May 2018. One of the actions set out within this is that, "Council of Ministers have agreed the following Policy with immediate effect: In order to continue to incentivise and support site redevelopment and the associated economic development, Planning Approval should not normally be given for brownfield sites to be used as temporary car parks" and that this is important, "To ensure faster brownfield site redevelopment and encourage socio-economic development". This "Action Plan" was approved by the previously Administration; albeit has not been annulled. However, the Area Plan for the East Written Statement objectives continues the theme of promoting and reuse of brownfield land, especially in Douglas to reduce the impact upon the countryside (paragraphs 8.3 & 12.11). It is also acknowledged that the proposal is not for a temporary car park, rather tourist use.
6.5 The Report of the Select Committee of Tynwald on the Development of Unoccupied urban sites (2017-2018) recommended that, "Tynwald calls upon the Council of Ministers and all Departments to use every means at their disposal to encourage and prioritise the development of unoccupied or previously developed urban sites ahead of building on greenfield sites in the Manx countryside; and in particular that Tynwald is of the opinion that urgent action should be taken … (iv) to use the planning system, taxation and other potential incentives to discourage greenfield development; (v) to use the
6.8 Accordingly, it could be considered the proposal is unacceptable being contrary to the Area Plan for the East, The Report of the Select Committee of Tynwald on the Development of Unoccupied urban sites, and the aim of the Action Plan to Reform the Planning System, as further continuation of the temporary tourist use will not encourage the positive development in Douglas. - 6.9 Alternatively, it could be considered that the tourist use provides a much needed alterative accommodation for a total of 390 bed spaces (190 units each with two beds) during the TT period. Further, the site is only in use for 61 day per year and requires little in the way of any physical works, being totally temporary, where the site is fully reinstated, generally to a grass field, with the exception of the smaller areas of hardstanding which largely existed when the site was a prison. This scheme would also not prejudice the owners (IOM Gov) from planning a development of the site, which could take a period of time to plan and to get the relevant permissions in place. - 6.10 Overall, it is considered that permission on balance should be allowed, but it should be noted to the applicant and land owner that further permissions may be less forthcoming. VISUAL IMPACT OF THE PROPOSED TEMPORARY ACCOMMODATION - 6.11 The site located on a corner plot would result in the proposed development being is clearly visible from Victoria Road, Victoria Avenue and Upper Dukes Road. The proposed temporary buildings are not of architectural quality; they essentially appear as rows of portacabins. They are purely 'function of form'. If this application was proposing the units on a permanent basis, then it would be strongly resisted as they are not an appropriate form of development within the area. However, being operational for 17 days only and with no neighbour complaints received (on this issue), it is consider this operational period on a temporary period, is again acceptable. The setup and take down periods have increase over time. With initially being a total of 29 days, 52 days and now 61 days albeit the reasons indicated by the applicants appear to be reasonable. Again this application being for a temporary period gives comfort that should there be a disturbances to neighbouring amenities, this would be for a limited period. Further, if there are any subsequent application for a similar scheme and neighbours' concerns where raise, the Department may re consider the overall length of the periods mentioned, in any subsequent application. Further, it is considered the very temporary needs for this proposal, outweigh the visual harm it would cause.
managed, and nor can it control how people behave or the hours of the day that people would come and go from the site. It is true; however, that it is clearly in the operator's interest to ensure the site is properly managed and they have advised they have not received any complaints to date. They have includes staff accommodation/buildings on site, so it would appear they are ensuring staff supervision is on site 24hrs a day while the site is in operation.
7.1 Due to the reasons stated, it is concluded the proposal would be acceptable for a temporary period only for the next three years TT races and would not significant affect public or private amenities and comply with General Policy 2, Business Policy 11 and Transport Policy
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : …Permitted……….... Committee Meeting Date:…14.04.2025 Signed : C BALMER Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report). Signatory to delete as appropriate 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.
Application No. : 25/90044/B Applicant : Department For Enterprise Proposal : Temporary TT accommodation and associated facilities 2025
2026 2027
Site Address : Former Prison Site Victoria Road Douglas Isle Of Man Principal Planner : Chris Balmer Presenting Officer As above Addendum to the Officer’s Report
25/90044/B - The planning application was approved by the Planning Committee (14.04.2025) subject to the following amended conditions (typographic errors) and an additional Condition 5;
C 1. The temporary building/s hereby approved on this site shall not be in situ before the 1st May 2025 and shall be removed from the site by the 30th June 2025. The use hereby approved shall not be in operation before the 23rd May 2025 or after the 9th June 2025. The site shall be restored to its former condition within 5 days of the temporary building/s being removed.
2026 & 2027 - Prior to the occupation/use of the land for the temporary TT Accommodation and associated facilities as for the 2026 & 2027 TT, dates shall be submitted to and approved in writing by the Department for the 2026 & 2027 TT periods which outline the setup, operation and take down periods/dates. These agreed dates shall be fully adhered too.
Reason: The application has been approved as an exception to the Development Plan on the basis of need for the TT event only and for a period of three years as proposed by the application. Exact dates for the 2026 & 2027 TT are not yet known.
Reason: The "bar service unit" element of the proposal was withdrawn by the applicants and the application has been considered on this case only.
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