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25/90837/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90837/B Applicant : Douglas Congregation Of Jehovah's Witnesses Proposal : Creation of pedestrian access to neighbouring property through Kingdom Hall car park Site Address : Kingdom Hall Belmont Hill Douglas Isle Of Man IM1 4NT
Planning Officer: Lucy Kinrade Photo Taken :
Site Visit : 20.11.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.12.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
N 1. The applicant is reminded of their separate obligations under the Highways Act 1986 to not allow any gate to open out over the public highway.
This application has been recommended for approval for the following reason. The works are considered to have an acceptable visual and amenity impact, and not to result in any adverse harm to trees or highway safety. The proposal is considered to comply with General Policy 2 (b, c, g, h, i), Environment Policy 3 and Transport Policy 4 of the IOM Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to the following information: DWG No's: o 100 D o 101 D o 102 D o 103 D o 105 D o 106 D o P-001-2 Rev C - Location / Site Plan o Site Photographs
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25/90837/B
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o Location Plan o Site photographs 1 - 4
Right to Appeal
It is recommended that the following organisations should be given the Right to Appeal: o DOI Highway Services - no objection subject to condition which has not been applied
It is recommended that the following organisations should NOT be given the Right to Appeal: o Douglas City Council - no objection
It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal because: o Highfield, Belmont Road, Douglas - no objections and written in support __
Officer’s Report
THE SITE 1.1 The application relates to small area mostly falling within the grounds of Kingdom Hall, situated at the bottom of Belmont Hill, just off Peel Road, Douglas. Part of the red line also falls within the curtilage of neighbouring dwelling Highfield.
THE PROPOSAL 2.1 Proposed is the creation of a new pedestrian access onto the highway from Kingdom Hall and the formation of an internal stepped access allowing pedestrian access from the rear of Highfield direct to Belmont Hill.
PLANNING HISTORY 3.1 There are no previous applications considered relevant in this case.
PLANNING POLICY 4.1 The site lies within an area zoned as 'Buildings or Land for Civic, Cultural or Other Use' and also partially within land zoned for residential use. The site is not recognised as being at any flood risk nor within a conservation area, but does sit directly alongside an area of registered trees.
4.2 AREA PLAN FOR THE EAST 2020 o none
4.3 ISLE OF MAN STRATEGIC PLAN 2016: o Strategic Policy 1 - make best and efficient use of sites and utilising existing infrastructure o Strategic Policy 2 - new development directed to towns and villages o Strategic Policy 4 - Protection of built heritage and landscape conservation o Strategic Policy 5 - promotes good design o Strategic Policy 10 - sustainable transport o General Policy 2 - general development standards including visual and amenity o Environment Policy 3 - protection of woodland areas o Environment Policy 42 - Designed to take into account local character and identity o Community Policy 7 - designed to prevent criminal and antisocial behaviour;
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25/90837/B
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o Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire o Transport Policy 1 - best located close to existing transport links o Transport Policy 4 - Highway safety o Transport Policy 7 - Appendix 7 - parking standards o Infrastructure Policy 5 - methods for water conservation
4.4 Reference any relevant PPS or NPD o None
5.0 OTHER MATERIAL CONSIDERATIONS 5.1 Legislation o Section 143 of the Equality Act (2017) places a duty on public bodies to promote equality, eliminate discrimination, advance equality of opportunity and foster good relations.
5.2 Policy/Strategy/Guidance o Manual for Manx Roads
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 DOI Highway Services - do not oppose (13/10/2025) -no significant negative impact upon highway safety, network functionality and/or parking providing the gate remains closed when not in use due to gate swinging out onto the pavement - this should be conditioned on permission if possible
6.2 Douglas City Council - no objection (17/10/2025)
6.5 The following were consulted but not response received at the time of writing the report 16/12/2025: o Manx Utilities - electricity o DEFA Forestry
6.6 Owners of Highfield, Belmont Road, Douglas - in support (14/10/2025).
7.0 ASSESSMENT 7.1 The proposed works result in some alteration to the front boundary of Kingdom Hall in order to facilitate a new pedestrian access arrangement, the changes are not expected to adversely affect the overall appearance of the streetscene and the modifications to the wall, pillar and railings have been designed to be best in keeping with the existing boundary and is visually acceptable.
7.2 The stepped access projects into the sloping bank and adjacent to an area of registered trees where there was insufficient information provided for any trees. Following the submission of additional information and photographs, it's apparent that within the immediate area of the proposal steps are a number of tree stumps, and no mature or established trees. Beyond the stone boundary wall appears to be some mature trees but on review of the information and from the site visit these appears to be at a sufficient distance as to not be adversely affected by the level of works proposed for the steps, and the application is considered acceptable in this regard.
7.3 Original submission indicated a new gate opening from the site out over the public footpath. This was raised with the applicant (in a phone call and email dated 13/10/2025), along with reference to the Highways Act 1986 which indicates that gates should not open out onto the highway. The applicant sought to modify the proposal to overcome this matter which
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25/90837/B
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is as presented now. Comments along the same line were also submitted by DOI and requested a condition that the gate does not swing outwards. As the applicant has now removed the gate in question, and so there is no gate to condition. Based on the updated drawings the proposal is not expected to result in any increased or adverse impacts on the highway to warrant any issue or concern.
8.0 CONCLUSION 8.1 The works are considered to have an acceptable visual and amenity impact, and not to result in any adverse harm to trees or highway safety. The proposal is considered to comply with General Policy 2 (b, c, g, h, i), Environment Policy 3 and Transport Policy 4 of the IOM Strategic Plan 2016.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 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).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 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.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 18.12.2025
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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