3 October 2022 · Delegated
Douglas Harbour Bounded By North Quay South Quay Battery Pier And, Victoria Pier, Douglas, Isle Of Man, IM1 5bt
Permission was granted for the installation of a tubular mono-pile into the seabed, with an associated footbridge providing access from King Edward VIII Pier in Douglas Harbour. The application was submitted by Mr Jeremy Reece and decided on 3 October 2022. The application site is a small, roughly square area located approximately 10 metres east of the far end of the pier. The officer's assessment covered the principle of development in this location, the design and visual impact on the harbour, and potential effects on ecology and biodiversity. The application was approved under delegated powers with three conditions attached. The officer recommended approval and the Department of Environment, Food and Agriculture confirmed that decision.
The Department of Environment, Food and Agriculture approved the application on 3 October 2022. The officer considered the principle of development, design and visual impact, and ecology and biodiversity, and recommended approval. The decision was made under delegated powers.
Efficient use of land and resources
principle of development
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Protection and enhancement of principal gateways to the Island
principle of development
Strategic Policy 6: Major employment -generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans. 4.4.2 To maintain a healthy and diverse economy, there needs to be sufficient land available for industrial, office and retail purposes. Accordingly:
General Development Considerations
design and visual impact
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
Designed to respect the character and identity of the locality
design and visual impact
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Development in harbours
principle of development
Transport Policy 13: Development in or around harbours should neither compromise the ability of the harbour to accommodate other commercial or recreational users in a viable manner, nor be detrimental to the character of those harbours of historic interest.
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
2. Should at any point works required to carry out the development hereby approved be undertaken by vessels travelling from outside of Manx territorial waters, a Marine Biosecurity Plan must be produced and submitted for approval by the Department of Infrastructure prior to the arrival of such vessels within Manx territorial waters and works commencing. The details contained therein of the Marine Biosecurity Plan shall be followed and implemented in full.
Condition 3
3. Should the timing and methodology of the proposed works deviate from those previously consulted on by the Department of Environment, Food and Agriculture (DEFA), the applicant shall inform DEFA as soon as practical, and seek reconfirmation from DEFA that identified environmental-impact considerations are the same as those originally advised.
