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Application No.: 06/00683/B Case Officer : Mr Chris Balmer Consultations {{table:516235}} {{table:516236}} {{table:516237}} {{table:516238}} Raising of manhole covers and frames must be carried out in accordance with the Borough of Douglas Drainage Department requirements. New manhole cover and frames must conform to Department of Transport ' Manx Sewers for Adoption'. Note:-recessed manhole covers in-filled with paviors / flagstones are NOT permitted. In the event that this application is approved I should be grateful if these comments could be incorporated in the approval notice. {{table:516239}} ### Private representations {{table:516240}} {{table:516241}} ### Planning Applicant: Department Of Transport Proposal: Highway and harbour access improvement works Site Address: Bath Place, Peveril Square And Loch Promenade Douglas Isle Of Man
The area proposed for development has been indicated on the submitted location plan within the red line. The area in question incorporates Bath Place, Peveril Square, part of Loch Promenade and the Bottleneck car park.
The above areas involved with this Planning Application have been indicated in the Douglas Local Plan Order 1998 as being a number of different uses; these include a Principle Traffic Route, an area of buildings for civic, cultural & other special user, Harbour Related Use and a principle car park.
The whole area in question is all within the Douglas Promenades Conservation Area.
The application proposes Highway and harbour access improvement works. These works explained within the submission are to improve the highway network fronting the Sea Terminal Building as the area is part of a strategic route as well as being the main transit area for 'roll-on roll-off' freight, passengers and accompanied vehicles. On a daily basis, ferry traffic to and from the Circus beach Marshalling Area are adversely affected due to poor access and highway restrictions at the Bath Place roundabout.
| Bushy's Ale Of Man 11 Church Street Douglas | Objects to the proposal |
The applicants have taken into consideration the following points when designing the scheme:-
The alterations proposed include:-
Highways Division have no objection to the proposal. Douglas Corporation:- The above planning application was placed before the Public Works Committee of Douglas Corporation at its meeting held on the 17th May 2006, and I would advise that the committee agreed not to raise an objection to the application.
Disability Access Officer made comments relating to issues to the submission and proposals to provide adequate accessibility of the site. S.P.M.C. \& E. commented the following:-
Seems to involve the truncation of the Horse-Tramway, apparently accepting that this mode of transport no longer relates to passengers disembarking from the ferries. Having just driven along the promenade ( 14.00 hrs . Thursday 4th May) and witnessed a long queue of people awaiting the tram at this end, one must wonder at this judgement?
That apart, the Society offers no views. Manx Electricity Authority comments related to Underground Cables/Overhead Lines present in the area.
BC Dept of Transport Drainage did not object to the proposals but commented on drainage issues within the site.
We received a letter of objection from Bushy's Ltd \& Mount Murray Brewing Co. Ltd, who objected as the area for the past 12 years has been used as the focal point of all TT evening activities, and the proposed alterations would render this all defunct and that the pedestrian crossing takes precedence over a major tourist attraction. They comment on possible alterations to this crossing to be less intrusive place.
The key issues in this application are:-
The provision of highways alterations and works is a matter for the Highway Authority, as is any alteration to the direction of the traffic flow.
The impact on the appearance and character of the Douglas Promenades Conservation Area
As the property is within a Conservation Area, extra consideration must be taken to ensure the proposals will be appropriate and will be in keeping with the Conservation Area.
The materials used for the surfaces of the highways / footpaths would all be the same or similar to the existing. The proposed materials are still a vast improvement to the appearance of the area compared to the existing paving and highway surfaces.
The small amount of street furniture proposed (pedestrian railings and dwarf wall with railing on top) would again be acceptable as far as a safety point of view as well as there appearance to the street scene and Conservation Area.
Possible impacts upon TT provisions
The issue of the proposals and particularly the new pedestrian crossing causing possible problems relating to the siting of the TT Provisions (Bushy's Beer tent etc) is an issue I have considered, but believe that these temporary structures would not be adverse affect by the proposals, it might be necessary to slightly relocate the temporary structures in a different siting within the bottleneck car park. Either way I do not consider that this would be a valid reason to warrant a refusal on this application.
CONCLUSIONS
The proposals of providing a quality environment which is pedestrian friendly and which improves access to and from the Sea Terminal Building as well as around the Terminal for both pedestrians, car users and public transport are all beneficial to retain the sustainability of the area and ensuring the continuing improvement of the Douglas Promenades Conservation Area.
Due to these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommendation
Decision Recommended by the Director of Planning and Building Control: Permitted Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal PC Agenda 10.08.2006
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted documents and drawings Figure 1, Figure 2, Figure 3 and Figure 4 all received on 12th April 2006.
N 1. There are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.
N 2. The Applicant's attention is drawn to the recommendations of the Disability Access Officer, a copy of which is attached to this notice.
N 3. There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.
Due to the complexity of the public sewer network situated within the area of the proposed highway works we request that the applicant liaise closely with the Borough of Douglas Drainage Department prior and during the contract period to ensure that access to the sewer system is maintained at all times.
Raising of manhole covers and frames must be carried out in accordance with the Borough of Douglas Drainage Department requirements. New manhole cover and frames must conform to Department of Transport ' Manx Sewers for Adoption'. Note:recessed manhole covers in-filled with paviors / flagstones are NOT permitted.
N 4. There are within the existing highway features (tram lines) of interest which are worthy of salvage for possible future repair works along the horse tram line along the Promenades.
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