Planning Authority Statement PA 13/00133/B

Statement Of The Planning Authority

PA 13/00133/B – Erection of an elevated car park deck and amendment to existing parking layout. Car park, The Tongue, Douglas. Statement prepared on behalf of the Planning and Building Control Division by Anthony Holmes BA(Hons) DipTP(UC) MRTPI

Planning statement on behalf of the Planning Authority in respect of PA 13/00133/B Erection of an elevated car park deck and amendment to existing parking layout. Car park, The Tongue, Douglas.

1 Introduction

1.1 The Department of Infrastructure has submitted the planning application in their capacity as tenant and operator of the site. This planning statement sets out the background of the planning application and relevant planning policy considerations. In order to avoid any perception of bias the statement purposely makes no assessment of the proposed development and offers no recommendation. The intention of the statement is to define the application site, highlight any previous planning applications and identify relevant planning policy.

2 Application Site

2.1 The application site comprises a parcel of land located on the eastern side of Bridge Road adjacent to Douglas Yacht Club, between North Quay and South Quay, in Douglas. The land is currently in use as a car park.

3 The Application

3.1 The planning application seeks planning approval for the erection of an elevated car park deck and amendment to existing parking layout.

4 Planning History

4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

5 Planning Policy

5.1 In terms of land use designation the application site is located within a wider area of land that is designated as Waterways, Harbours, Marina (Inner Harbour) under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998. 5.2 The application site is within a wider area of land of identified flood risk (see map at appendix 1). 5.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies are considered specifically material to the assessment of the planning application: 5.4 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: (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; (I) 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." 5.5 Environment Policy 10 states: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4." 5.6 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted."

This statement has been prepared by Mr A Holmes BA(Hons) DipTP(UC) MRTPI on behalf of the Planning Authority.

Signed C.

Appendix 1 – Douglas Harbour Tidal Flood Risk Map