20 June 2023 · Planning Committee
37, Circular Road, Douglas, Isle Of Man, IM1 1ad
The site at 37-41 Circular Road, Douglas, is a flat hardstanding brownfield plot previously occupied by three terraced properties demolished in 2010, currently used as a temporary car park. Heathwall Ltd sought to vary condition 1 of prior approval 21/00168/C to extend this use for another 2 years, citing market challe…
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The officer concluded the temporary car park use does not accord with the Mixed Use Area 4 - St George's zoning in the Area Plan for the East, which supports offices, financial/professional services, …
General Policy 2
Requires development to respect surroundings, not adversely affect townscape character or amenities. Site as 'gap' car park harms street scene visual amenities when viewed from Circular Road and St Georges Street.
Support regeneration of run-down areas
Supports regeneration of run-down urban areas and re-use of built fabric. Temporary use over 12 years discourages permanent mixed-use development in line with zoning.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development must reflect locality's character. Car park perpetuates negative 'gap site' appearance between larger properties.
Transport Policy 4
Highways must accommodate development safely. DOI Highways confirmed no significant adverse impacts on safety or network.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Prioritise pedestrian needs. Absence of cycle parking and accessible spaces noted by DOI, questioning sustainability.
Strategic Policy 10
Promote integrated transport minimising car journeys. Temporary car park conflicts with reducing car reliance in town centre with nearby public parking and transport.
No significant negative impact upon highway safety, network functionality and/or parking. However, runs contrary to policy for temporary car parking provision; absence of accessible spaces, cycle parking, EV charging. If approved, duration restriction for 1-2 years may be appropriate.
Highway Services HDC found no significant negative highway impact but noted policy concerns regarding temporary car parking and lack of compliant infrastructure. Douglas Borough Council objected to the continued use of the brownfield site as a temporary car park, citing policy against such uses to encourage alternative development.
Key concern: continued use of brownfield site as temporary car park contrary to policy
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Notwithstanding, the proposal runs contrary to policy for temporary car parking provision and it is unclear if a special circumstance applies for its continued use as a temporary car park.; Additionally, there is an absence of compliant infrastructure for a permanent car park of accessible spaces and cycle parking storage to aid Active Travel. Electric vehicle charging points would need to be considered too to help meet net zero objectives.; Should Planning be minded to approve duration restriction for an additional one or two years may be appropriate.
Conditions requested: duration restriction for an additional one or two years may be appropriate
Douglas Borough Council
ObjectionThe Council is objecting to the application; Firstly the Council is of a similar opinion to that of the Department Of Infrastructure's Highways Services Division in that the use of brownfield sites as temporary carparks should be restricted to encourage the development of such sites for alternative usage other than carparks.; Given all of the above the Council considers the continued use of the site as a carpark to be unacceptable and has resolved to object to the application.
Douglas Borough Council
ObjectionDouglas Borough Council has no objections (save for application 23/00316/B); 23/00316/B- ... Objection raised under separate letter.
