22 December 2011 · Planning Committee
Garage, Peel Road, Douglas, Isle Of Man, IM1 4lx
The site is a garage and adjoining land between the former Wool Control Centre and 41 Peel Road, currently used as motor garage/sales premises with parking, sloping down to the railway line. The proposal seeks approval in principle to redevelop it for residential use, estimated at around 65 apartments, without specific…
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The development conflicts with the light industrial zoning in the Douglas Local Plan 1998 but material considerations outweighed this: the un-adopted Douglas Local Plan statement (para 8.14) encourage…
General Policy 2
Requires development to meet standards on scale, appearance, amenity, highways, flood risk. Officer assessed principle acceptable despite zoning issue, with details like design and parking deferred to reserved matters; no flood risk or other GP2 failures identified.
Housing Policy 6
Requires residential development on zoned land per area plan brief or para 6.2 criteria. Site not zoned residential but central location and regeneration needs justified principle; no brief conflict noted.
Transport Policy 1
New development close to public transport routes. Site adjacent to principal bus route on Peel Road, sustainable location confirmed.
Transport Policy 4
Highways to safely accommodate generated traffic. Transport Statement and Highways Division confirmed capacity sufficient, visibility acceptable.
Transport Policy 7
Parking per Appendix 7 standards. Provision to be detailed at reserved matters; relaxation possible due to town centre/sustainable location.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Reserved matters application time limit
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Commencement time limit
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Approved plans
This approval relates to the application site as defined by the red line on drawing number APL/00 and APL/01 date stamped 25th May 2011. No consent is granted for the siting of the new office building or for any engineering works shown on these particular drawings.
Design statement
The plans and particulars submitted in accordance with condition 2 above shall include a Design Statement.
no objection to the application
does not object subject to conditions
after Transport Statement submission, verbally indicated the development would be acceptable; visibility splay meets standards; site sustainable with good public transport links
standard comments on electricity supply; no planning objection
Highways Division raised concerns about insufficient traffic information requiring a Transport Statement but noted acceptable visibility splays and parking standards; Manx Electricity Authority requested contact for electricity supply; Douglas Borough Council raised no objection.
Key concern: insufficient information provided with the application to determine the effect of traffic movements on the existing highway
Department of Infrastructure Highways Division
Conditional No ObjectionThere is insufficient information provided with the application to determine the effect of traffic movements on the existing highway. A Transport Statement is required to demonstrate that there is sufficient capacity to accommodate the generated traffic.; The visibility splay meets current standards and is acceptable.; Car parking should be provided in accordance with Appendix 7 of the Isle of Man Strategic Plan.; The site is within a sustainable location with good links to public transport.
Conditions requested: A Transport Statement is required to demonstrate that there is sufficient capacity to accommodate the generated traffic; Car parking should be provided in accordance with Appendix 7 of the Isle of Man Strategic Plan
Manx Electricity Authority
No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.
Conditions requested: the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Douglas Borough Council
No Objectionthe committee agreed not to raise an objection to the application.
