8 October 2018 · Planning Committee
Factory And Premises, South Quay, Douglas, Isle Of Man, IM1 5ax
The proposal sought permission to continue using a flat concrete hardstanding site, formerly a factory and asphalt depot on South Quay in Douglas, as a temporary contract car park with 43 marked spaces including 2 disabled bays, bounded by 1.8m high pine fencing and some greenery.
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The officer recommended refusal primarily because the temporary car park use did not accord with the residential land use zoning in the Douglas Local Plan 1998, stating 'The use is not residential nor…
Strategic Policy 1
Requires best use of resources by optimising previously developed land. Officer assessed the temporary car park as contrary because it would reduce likelihood of brownfield redevelopment, outweighing short-term use benefits despite no extant development permission.
General Policy 2
Sets development control criteria including townscape character, residential amenity, highway safety/parking, road safety, and flood risk. Officer found non-compliance with zoning but acceptable highways and flood risk; visual/amenity neutral; pollution weighed against.
Environment Policy 10
Requires flood risk assessment for at-risk sites. No assessment submitted but officer deemed low-risk renewal use acceptable with potential conditioning, not a refusal ground.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Assessed as low-risk for car parking, no concerns raised by consultees.
Environment Policy 22
Prohibits development unacceptably harming water environment via pollution. Initially deficient on contamination prevention; amendments removed car wash but DEFA concerns lingered, though Committee conditioned no car washing.
Environment Policy 36
Protects views into/out of Conservation Areas from nearby development. Site visible from adjacent Conservation Area; officer balanced active use preferable to vacant site but inferior to permanent development.
Transport Policy 4
Requires highways to accommodate development traffic safely per environmental objectives. Amendments aligned with Manual for Manx Roads; DOI Highways confirmed acceptable.
Transport Policy 7
Sets parking standards; referenced in context of long-term town centre parking reduction but not directly tested.
No car washing
There shall be no washing of cars within the site. Reason: To prevent the discharge of contaminated run-off into nearby watercourses.
Time limit - 2 years
Within 2 years of the date of this approval becoming final the use hereby approved shall cease. Reason: The proposal is for a temporary use and it is important not to prevent the longer term development of the site.
Implement layout within 3 months
Within 3 months of the date of this approval becoming final the site shall be laid out in accordance with the approved details, including the removal of the car washing facilities. Reason: To ensure the development is carried out in accordance with the approved details.
no objection
no objection subject to conditions on surface water discharge and no polluting matter to sewers
revised layout acceptable, no objection as amended
Highway Services objected and requested deferral due to multiple highway safety and design standard issues; Manx Utilities Authority had no objection subject to drainage conditions; Inland Fisheries raised concerns about foul water containment; Douglas Borough Council had no objections in initial response but later requested extension.
Key concern: inadequate highway visibility splays and boundary treatments obstructing visibility
Department of Infrastructure Highway Services
ObjectionHighway Services request that the application is deferred to allow the applicant to consider the above.; Recommendation: DEFER
Conditions requested: spaces increased in size to comply with MfMR; consider providing disabled parking bays of 3.6m x 6.6m; existing site access junction to remain as present with parking bay, planting and hatched area removed; revised splays of 2.4m x 43m shown on revised scale site plan; application deferred to allow applicant to consider the above
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed applications.
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) so as to comply with the requirements of Manx Utilities and the Sewerage Act 1999.; Contact Manx Utilities to discuss surface water disposal prior to commencement of any works.; Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.
Inland Fisheries
Provisions need to be put in place to ensure that the car washing bay is designed to ensure that foul water is contained within the designated area and directed into the foul drain.
Conditions requested: provisions to ensure car washing bay designed to contain foul water within designated area and directed into foul drain; bund or modification to existing slab; silt traps to remove oil and silt before discharge
Douglas Borough Council
No CommentDouglas Borough Council requests an extension of the time period for the submission of comments... to enable the application to be considered by the Environmental Services Committee... on 17th September 2018.
DEFA Fisheries
Is there any information available to show how the run off from the car washing machines will be dealt with and how contaminated water... would be prevented from entering the river.
