11 December 2015 · Delegated - Director of Planning and Building Control (Michael Gallagher)
Former Clarendon And Douglas Hotel, North Quay, Douglas, Isle Of Man, IM1 4la
The proposal seeks full planning approval for a retrospective change of use of highway land in front of the Barbary Coast restaurant (formerly The Clarendon/Farmers Building) to create an outdoor seating area accommodating 52 covers across 14 tables, enclosed by 1m-high stainless steel post-and-rail banners with advert…
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The officer assessed that the outdoor seating area would preserve or enhance the character of the Douglas (North Quay) Conservation Area by contributing to the established alfresco dining and pedestri…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale, not adversely affect townscape/amenity/highways/road safety. Officer found proposal complies as it enhances area amenity without negative visual or safety impacts, supported by local precedents.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Officer concluded the seating area adds to the successful alfresco dining street scene, enriching visual amenities and providing a cosmopolitan feel without harm.
Transport Policy 4
Highways must accommodate development traffic/pedestrians safely. Amended 1.8m footway clearance deemed adequate for safe passage.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs given equal weight in design. 1.8m clear width ensures free passage on footway.
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.
Footway clearance
An area of footway 1.8m wide shall be kept free from obstruction between the edge of the barrier and the storm drain or kerb edge whichever is closest to the barrier. Reason: to ensure free passage of pedestrians on the footway in the interests of highway safety.
No objection following amendments, subject to condition for 1.8m clear footway for pedestrian safety (19.11.15)
DOI Highways provided a response of 'Do not oppose with condition' (DNOC) for application 15/00610/B, requiring a clear footway area for pedestrian safety.
DOI Highways
Conditional No ObjectionDo not oppose with condition/comment; If the application is to be approved the following condition should be included; there is no authorisation to any occupation of the highway on Harris Lane at the side of the building
Conditions requested: An area of footway 1.8m wide shall be kept free from obstruction between the edge of the barrier and the storm drain or kerb edge whichever is closest to the barrier.
