15 February 2023 · Committee
Land South West Of Toilet Block, Marathon Terrace, Queens Promenade, Douglas, Isle Of Man, IM2 4nh
Permission was granted for the erection of six timber beach huts with decking and a removable access ramp on land southwest of the toilet block on Queens Promenade, Douglas, Isle of Man. The site is a grassed area near the junction of Queens Promenade and Switzerland Road and does not form part of the adopted highway network. The application was considered by the Planning Committee, which approved it on 15 February 2023, in line with the officer's recommendation. The assessment covered parking provision and the effect on public amenities in the area. Approval was granted subject to five conditions.
The Planning Committee approved the application on 15 February 2023. The officer also recommended approval. Key issues considered included parking provision and public amenities at the seafront location.
General Policy 2
The proposal is considered to comply with 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
Environment Policy 35
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Recreation Policy 2
Recreation Policy 2: Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances: (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and (b) where there would be an overall com munity gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area. 10.3.6 In the case of residential developments for 10 or more dwellings, the Department proposes to adopt the following general standards (which refer to the area required per 1000 head of population): Recreational Open Space Sports Pitches 1.8 ha Children's Play Space 0.6 ha Amenity Space 0.8 ha 10.3.7 These general standards will be applied having regard to the following circumstances: (i) the size, type, and particular needs of the resident population in question; (ii) the needs of visitors to the area; and (iii) the proximity and availability of existing Open Space, including the foreshore, public glens and parks, and school fields which may be available for public use outside of school hours. More detail is set out in Appendix 6. 10.3.8 The Department has therefore adopted the following policy such as to plan positively for the provision of well-designed recreational and amenity space.
Urban Environment Proposal 2
Condition 1
The 6 timber beach huts with decking and removable access ramp hereby approved (as shown on drawing LL-01 F REV B) shall be removed from the site and the land restored to its former condition (grassed as shown on drawing LL-02 REV A) within 3 years of the date of this Decision Notice. Reason: The development has only been found to be acceptable on a short term basis.
Condition 2
No development shall commence until details of the colour and texture of the external elevations render have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and maintained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
Condition 3
The storm board is to be installed and secured on the front elevation of all the beach huts on site between 1st November to 31st March when the huts are not in use for more than three consecutive days. Reason: to reduce the damage from coastal overtopping
Condition 4
The huts rental shall not be undertaken outside the following times: 10:00-21:00 between 1st April and 31st October Reason: In the interests of clarity and the amenities of the area.
Condition 5
The 6 timber beach huts with decking and removable access ramp hereby approved shall be removed and the ground restored to its former condition (grass) in the event that they are no longer used or required for a period exceeding a 12 month period. Reason: The structures have been approved solely to meet an identified need and their subsequent retention would result in an unwarranted intrusion along the promenade.
