11 October 2019 · Committee
Sea Wall, Queens Promenade, Douglas, Isle Of Man, IM2 4nr
The Department of Infrastructure applied to construct a 500-metre reinforced concrete wall, 1.2 metres high, anchored to the existing sea wall along Harris Promenade in Douglas. The purpose was to reduce wave overtopping. The existing sea wall consists of concrete elements and metal railings that currently allow views through to the beach and sea. The Planning Committee refused the application on 11 October 2019, despite the case officer recommending approval. The Committee found that the solid wall would permanently harm the character and appearance of the Conservation Area and block public views of the sea. The Committee was not persuaded that the flood protection benefit justified those harms.
The Planning Committee refused the application. Although the works were intended to reduce wave overtopping, the Committee concluded that the permanent harm to the character and appearance of the Conservation Area and the loss of public sea views were not outweighed by the flood protection benefit. The Committee also noted that the level of protection the wall would actually provide was lower than the applicant's own technical report recommended, and that flooding risk was intermittent and seasonal.
Refusal Reasons
General Policy 2
General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Construction of 507m long reinforced concrete wall 1.2m in height anchored to the existing sea wall to reduce wave overtopping
previous refusal
Re-construction and repositioning of highways and footways on Loch and Harris Promenades, including associated street furniture and the upgrading and refurbishment of all drainage and statutory service infrastructure. Works to include replacement of horse tramway double track with single track
