24 December 2012 · Council of Ministers
Phase 1, Environmental And Highway Improvements, Loch Promenade, Douglas, Isle Of Man, IM1 2bt
The proposal involved full reconstruction of the carriageway with drainage works, remodelling at junctions like Victoria Street and Walpole Avenue, improved pedestrian crossings and footways, reconstruction of the central island from Peveril Square to Victoria Street, new parking layouts, relocation of the Jubilee Cloc…
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The inspector noted the existing highways, streetscape finishes, and street furniture are in very poor condition and neither enhance nor preserve the character of the Promenade Conservation Area.
General Policy 2
Permits development in accordance with land-use zoning and Area Plan proposals if it respects site/surroundings in siting/layout/scale/design, protects townscape character, ensures road safety for all users, does not prejudice adjoining land, and considers community safety. Assessed compliant as scheme improves streetscape, safety, and functionality on principal traffic route without adverse impacts.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character/appearance, protecting special features. Existing poor condition neither enhances nor preserves; proposals with high-quality materials improve 'gateway area' character and streetscape, overcoming minor reservations on surface finish variety via pre-commencement approval condition.
RB/5 Alterations and Extensions
Special regard to preserving Registered Building or setting/features of architectural interest; presumption against alteration unless justified. Relocation of Jubilee Clock preserves building/setting/features, with base treatment enhancing area; separate consent via 12/01376/CON.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing Nos D1/101, D1/102 and D1/103 date stamped 3 October 2012.
Materials approval
Prior to any works commencing samples and specifications of all finishing materials shall be submitted to and approved in writing by the Planning Authority. The details should include samples of all materials as indicated on the drawings referred to in condition No 2 above and details of all of the proposed street furniture, street lighting and other fittings. The works shall be carried out in accordance with the approved details.
no objection to the application, supports improvement of whole Promenade in principle but reserves comment on remainder pending further details especially horse tram tracks
prime objective to reconstruct promenade as primary distributor road, improve traffic flow, pedestrian facilities, maintain on-street facilities, enhance appearance as gateway linking to town centre regeneration
no assessment or recommendation due to vested interest, but identifies relevant policies and suggests conditions
express interest due to underground cables/overhead lines nearby, requests contact for working practices and safety
Douglas Borough Council raised no objection to the application while reserving comment on future phases; Manx Electricity Authority requested contact regarding underground cables; Patricia Newton submitted objections on traffic safety and public transport provision.
Key concern: Underground Cables/Overhead Lines present in the area
Douglas Borough Council
No Objectionthe committee agreed not to raise an objection to the application; whilst it supports in principle the improvement of the whole of Douglas Promenade, it wishes to reserve comment on the remainder of the improvement scheme, subject to receipt of further details, particularly in relation to the horse tram tracks
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application; the applicant must contact the Authority; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Conditions requested: applicant must contact the Authority; Contact our Network Operations Department... 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... before any work is carried out on site
Patricia Newton
ObjectionI think the proposal fails Strategic Plan POlicy as it does not take into account the future of public transport in the area particularly the need for a bus terminus; the proposal does not appear to have any provision for catering for this habit which will not simply go away; No proposal should be finalised until there is a solution to the problem of the lack of a proper bus terminus
The original application (12/01327/B) for Phase 1 promenade improvements from Sea Terminal to Royal Bank of Scotland buildings involved highway reconstruction, pedestrian enhancements, and Conservation Area works, determined by the Council of Ministers due to public highway involvement. No explicit refusal occurred; the inspector's report assessed the proposals against policies GP2, EP35, and RB/5. The inspector found the scheme would enhance the Conservation Area character, improve road safety, preserve the Registered Building (Jubilee Clock), and provide economic benefits, outweighing minor material concerns addressed by conditions. Third-party objections on parking and bus terminus were dismissed as not precluding approval. The inspector recommended approval, leading to permission granted with conditions on materials and drawings.
Precedent Value
Demonstrates that highway improvements in Conservation Areas can be approved if using quality materials that enhance character, even as phases of larger schemes, provided safety and policy compliance evidenced. Future applicants should submit material samples early and prioritise pedestrian safety over all car movements.
