20 June 2023 · Planning Committee
Bottleneck Car Park, Loch Promenade, Douglas, Isle Of Man, IM1 2bt
The proposal involves building a reinforced concrete wall tied into the existing sea wall along a 180m section of Douglas Promenade from the Sea Terminal slipway to the café near the Sunken Gardens.
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The officer concluded the proposal accords with Strategic Policies 1, 4 and 8; Spatial Policy 6; General Policy 2; and Environment Policies 10, 11, 12, 13, 22, 35, 41, 42 and 43 of the Isle of Man Str…
Strategic Policy 1
Requires development to optimise use of resources, ensure efficient site use, and utilise existing infrastructure. Assessed as compliant as proposal protects existing promenade infrastructure from flooding.
Strategic Policy 4
Requires protection/enhancement of heritage assets including Conservation Areas and no unacceptable environmental pollution. Proposal's heritage impacts mitigated though negative on views; flood protection benefits accepted.
Strategic Policy 8
Permits tourist development not adversely affecting environmental or highway interests, enabling enjoyment of attractions. Supports promenade regeneration as tourism/leisure facility.
Spatial Policy 6
Protects/enhances strategic roles of Douglas Harbour. Proposal aids harbour-adjacent promenade protection.
General Policy 2
Requires development to respect site/surroundings in scale/form/design, not adversely affect townscape character, public sea views or amenity. Negative impact on sea views via solid wall contrary to GP2(e), but overall benefits outweigh.
Environment Policy 10
Requires flood risk assessment and mitigation for sites with flooding potential. Supported by Environmental Statement.
Environment Policy 11
Permits coastal development not increasing flooding/erosion risk or needing extra coast protection except to protect investment. Proposal provides necessary sea defence.
Environment Policy 12
New coastal defences must not unacceptably impact coastal character/ecology/archaeology. Design mitigates visual impact with features matching prior approval.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Reduces on-site risk via overtopping prevention.
Environment Policy 35
Within Conservation Areas, development must preserve/enhance character/appearance. Negative impact acknowledged on views/character, but heritage assessment and mitigations (e.g. viewing platforms) deemed adequate.
Environment Policy 41
Requires archaeological evaluations for sites of potential significance. Addressed via Environmental Statement.
Environment Policy 42
New development to reflect local character; no removal of visual amenity green spaces. No impact on Sunken Gardens or pedestrian areas.
Environment Policy 43
Supports regeneration of run-down urban areas using existing fabric. Aligns with prior Promenade improvements.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Height limit
For the avoidance of doubt, 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.
Site boundary limit
For the avoidance of doubt, no approval is hereby given for any works outside the site boundary shown in red on the location plan (Drawing No. 102 date stamped as having been received on 02.07.19).
Flap valves
The wall hereby approved shall include flap valves as shown on Drawing No. 103 - Construction details for Proposed Wall; and, as set out in the 5th paragraph of section 8 of the Environmental Statement (date stamped as having been received on 08.03.2023).
Flag poles and life belts details
Prior to the commencement of the development hereby approved, the details of the fixings for flag poles and life belts as set out in the 2nd paragraph of section 9.3 of the Environmental Statement (date stamped as having been received on 08.03.2023) shall be submitted to and approved in writing by the Department, and the development shall be carried out in accordance with the approved details.
Biodiversity mitigation
The mitigation measures set out in section 9.1 and Appendix E of the Environment Statement (date stamped as having been received on 08.03.2023) shall be fully implemented.
Supports the application, recognising benefits for wave protection, though disappointed no plans for adjacent unprotected sections.
No significant negative impact upon highway safety, network functionality and/or parking after works are completed; continues to not oppose.
Does not oppose the application; suggests maintenance plan for scuppers.
No objection provided suitable precautions followed to prevent harmful materials entering coastal waterline and no disturbance.
Multiple consultees including Highways, Douglas Borough Council, DEFA Fisheries, Flood Risk Management, and DOI Highways provided no objection or support for the wave overtopping wall, while DEFA RB Officer raised heritage concerns about impacts on the conservation area but did not explicitly object.
Key concern: Partial loss of 1929 railings, pillars and sunken gardens impacting character of Douglas Promenades Conservation Area
DEFA RB Officer
No CommentI consider that the 1929 scheme of works that includes the existing railings, pillars and sunken gardens forms part of the character and appearance of the conservation area, the proposals will result in the alteration and partial loss to this early 20th scheme; Whilst the proposal could be argued as a continuation of the previously approved and assessed area, it is unfortunate that... the opportunity was not taken to assess the current site
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
Highway Services Division
No ObjectionHighway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking after works are completed
Douglas Borough Council
Supportthe Committee has resolved to support the application; the Council therefore wishes to express its extreme disappointment that there are still no plans to replace the existing railings and extend the sea protection wall
Douglas Borough Council
Supportthe Council continues to support the proposed development; the Council is still disappointment that there are no plans
DEFA Fisheries Division
Conditional No Objectionprecautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river; provided that suitable precautions are followed and there is no disturbance of the coastal waterline
Conditions requested: Suitable precautions are followed to reduce possibility of harmful materials entering the river; No disturbance of the coastal waterline
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNO; FRM would suggest that there is a maintenance plan in place to keep the scuppers clear
Conditions requested: Maintenance plan in place to keep the scuppers clear to allow overtopping to flow back on to the sea
Highway Development Control Officer
No ObjectionHighways Development Control notes the additions uploaded on 8 March 2023 and continues to not oppose this proposal
