27 February 2018 · Planning Committee
Manx Car & Commercial Supplies Ltd, Demesne Road, Douglas, Isle Of Man, IM1 3ds
The site is an existing commercial building divided into three units in a predominantly residential area of Douglas, with unit 1 previously retail, unit 2 storage and unit 3 a garage. The proposal changes unit 1 to a dog day care for up to 30 dogs, adds internal partitions as noise buffers, a new front access door for …
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The principle of the sui generis dog day care use was accepted as there is no specific policy location for it, and it optimises a redundant commercial building in an urban area per SP1, SP2 and BP1.
Strategic Policy 1
Requires development to make best use of previously-developed land, redundant buildings and under-used land. Officer assessed the existing commercial units as established but redundant retail out of town centre, making dog care an acceptable reuse.
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires development primarily within towns like Douglas. Site in urban area suited this.
Strategic Policy 10
Promotes integrated transport, minimises car journeys, protects highway safety. Assessed via parking and access provisions.
General Policy 2
Permits zoned development if it respects site/surroundings (b), does not harm townscape (c), protects amenity (g) and provides parking/access (h). Officer tested minimal external changes, noise/odour mitigation, neighbour amenity and highways; acceptable subject to conditions.
Business Policy 1
Encourages employment growth if according with other policies. Dog care business supported economic reuse.
Environmental Policy 22
Prohibits development unacceptably harming amenity via noise/odour etc. Indoor contained use with buffers and conditions found low risk, not duplicating other agencies' controls.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Maximum dogs
The dog day care centre, hereby approved, shall accommodate no more than 30 dogs onsite at any one time, unless otherwise agreed, in writing, by the Department. Reason: In the interest of protecting the amenity of the neighbouring properties in accordance with General Policy 2 and Environmental Policy 22 of the Isle of Man Strategic Plan 2016.
Operating hours
The dog day care use, hereby approved, shall only be open for use by customers and/or their pets, between the hours of 8:00 and 18:00 Monday to Friday and 9:00 and 13:00 on Saturdays. No customers or their pets shall be allowed onsite outside of these hours or at any time on Sundays or Bank holidays. No dogs shall be kept onsite overnight. Reason: In the interests of the amenity of neighbouring residents in accordance with General Policy 2 and Environmental Policy 22 of the Isle of Man Strategic Plan 2016.
Parking and access
The parking and accesses as shown on drawing No.10018, shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety and in accordance with General Policy 2 of the Isle of Man Strategic Plan.
letter of support
letter of support
letter of support
site parking and the existing on-street capacity in the area is considered adequate to meet the parking demand that would be generated by the development
do not object
Douglas Borough Council raised no objections to the application. Highways Division initially deferred pending information but later recommended no objection subject to a condition maintaining parking spaces unobstructed.
Key concern: initial concern over inadequate site parking provision for staff and customers
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed applications
Department of Infrastructure (DOI) Highways Division
No CommentHighway Services Comment made: Defer - awaiting information; DEFER on 23-1-18; The highway impact of the development in terms of vehicle movements and parking demand is therefore likely to be worse at the proposed day centre than the current retail unit
Highway Services
Conditional No ObjectionHighway Services does not oppose this application subject to a planning condition; The site parking and the existing on-street capacity in the area is considered adequate to meet the parking demand that would be generated by the development.; Recommendation: DNOC
Conditions requested: a planning condition for the 4 allocated site parking spaces to be maintained unobstructed for the use of parking from the development at all times that it is in operation
