16 November 2018 · Planning Committee
25, South Quay, Douglas, Isle Of Man, IM1 5ar
The proposal involved full demolition of a derelict industrial unit (Unit 21) on a brownfield site zoned for light industrial use and temporary formation of a private permit-holder car park with 29 spaces on the existing concrete slab, 1m high lollipop fencing, rockfall protection fencing, and timed LED lighting.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the proposal as unacceptable primarily because it conflicted with the 'Light Industrial Use' zoning in the Douglas Local Plan (1998), quoting 'The proposed use is not in accordanc…
Strategic Policy 1
Requires optimising previously developed (brownfield) land. Officer found proposal contrary as temporary car park reduces likelihood of redevelopment despite applicant claims of market constraints and future intentions; Committee balanced against emerging Area Plan and parking shortfalls.
General Policy 2
Considers townscape character, amenity, access/parking, road safety, flooding, personal safety. Proposal failed zoning compliance test (c,g,h,i,l,m) but highways/amenity/safety made acceptable via amendments/conditions; visual/flood neutral or conditionable.
Environment Policy 10
Requires flood risk assessment for at-risk sites. No FRA submitted but low-risk use, no consultee objections; condition for flood warning/evacuation measures addressed.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Assessed as low risk, mitigable.
Environment Policy 36
Protects views into/out of conservation areas. Site visible from nearby CA; temporary use arguably better than vacant but worse than permanent development.
Transport Policy 4
Requires highways to accommodate generated traffic safely. Initially deficient; amendments achieved 2.4x43m splays, compliant bays/aisles, no queuing.
Transport Policy 7
Parking standards. 29 spaces complied with Manual for Manx Roads minimum dimensions post-amendment.
Time limit
The use of the site as a car park shall cease on or before the 31.12.2020
Traffic Regulation Order
The development hereby approved shall not commence unless a Traffic Regulation Order is in place and operational to implement the parking restrictions shown on drawing no. (03)003RevC and 004 (both date stamped as having been received 01.10.18).
Flood warning/evacuation measures
The car park hereby approved shall not be brought into use until details of how flood warning/evacuation measures have been submitted to and approved in writing by the Department. The car park shall be operated in accordance with the approved details.
No access barrier
No barrier shall be installed across the entrance to the site.
Rockfall protection fence
The car park hereby approved shall not be brought into use until the Rockfall Protection Fence as shown on drawing (03)003RevC (date stamped as having been received 01.01.18) has been installed, and the fencing shall be retained as such at all times that the car park is operational.
Post-use site treatment
No later than 6 months following the car park hereby approved becoming operational details shall be submitted to the Department for approval setting out how the site shall be treated following the cessation of the car park use hereby approved. Within 3 months of the cessation of the car park use the site shall be treated in accordance with the approved scheme.
Surfacing and layout
The car park use hereby approved shall not be brought into use until the site has been fully surfaced and laid out in accordance with drawing no. (03)003RevC (date stamped as having been received 01.10.18), including the erection of fencing and lighting, and thereafter retained as such whilst the car park is operational.
Flood lighting details
No flood lights shall be installed within the site unless they are in accordance with drawing (03)003RevC.
Does not oppose subject to conditions: no barrier, TRO for visibility splays, compliant parking layout, lighting positioned to avoid spillage
No objection subject to conditions on no surface water discharge to foul sewers and no polluting discharges
Proposals appear adequate pending structural engineer's report on rock face
Highway Services initially deferred the application due to access, visibility, and parking design concerns but later issued a conditional no objection after revisions. Manx Utilities Authority raised no objection subject to a drainage condition, while Douglas Borough Council had no objection but suggested a shorter time limit and requested extensions.
Key concern: highway visibility splays and vehicle queuing onto public highway
Department of Infrastructure Highway Services
DeferDEFER on 23-1-18; Highways input deferred pending further information/input
Conditions requested: Future planning condition for new vehicular access
Department of Infrastructure Highway Services
DeferHighway Services requests that the application is deferred; Recommendation: DEFER
Conditions requested: Planning condition for no light spillage from site lighting onto adjacent highway
Highway and Asset Management, Department of Infrastructure
Conditional No ObjectionThe proposals look adequate but I would need to see BB's report to confirm this; The adjacent property had rock anchored and meshed the rock face
Conditions requested: Need to see BB Consultant's structural appraisal report to confirm
Department of Infrastructure Highway Services
Conditional No ObjectionHighway Services does not oppose the application subject to the following planning conditions; Recommendation: DNOC
Conditions requested: No barrier shall be erected across the site access at any time while the car park is in use; Prior to the commencement of the development, a Traffic Regulation Order (TRO) shall be provided to implement 'No Waiting at Any Time' parking restrictions (double yellow lines) in the vicinity of the site access junction
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections; a time limit of 24 months only for use of a temporary car park would be more appropriate
Manx Utilities Authority
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
