2 October 2018 · Planning Committee
Ded Compound, Hills Meadow Industrial Estate, Douglas, Isle Of Man, IM1 5ea
The site is an existing stores and workshops building in a light industrial estate operated by the Department of Infrastructure. The proposal converts 236m² of ground floor storage/workshop to open-plan offices, adds a 372m² mezzanine for 40 workstations plus welfare facilities, demolishes rear workshops, and increases…
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The officer assessed the principle of office use in a light industrial zone (contrary to BP5 but acceptable due to minor scale: 11% loss of 236m² storage from 2020m² total footprint, existing ancillar…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not harm landscape/townscape character, and provide safe access/adequate parking. Assessed as compliant: external alterations smarten facades with glazing/windows improving legibility without visual harm; parking exceeds standards.
Business Policy 5
Limits industrial-zoned land to industrial/storage/distribution uses. Proposal contrary as it expands offices, but officer balanced minor scale (11% storage loss), existing ancillary offices, and estate diversity to find acceptable.
Business Policy 7
Offices normally in town centres; exceptions for business parks or historic buildings. Proposal not strictly compliant but supported by emerging Area Plan for East 2018 re-zoning site to town centre catchment/Riverside Gateway.
Transport Policy 7
Requires parking per standards. Proposal provides 38 spaces exceeding required 30 (net +23 from floor increase), welcomed by Highways.
Environment Policy 10 - Development and flood risk
Requires flood risk assessment/mitigation where risk exists. Site in flood zone; MUA advised condition for resilience details instead of full assessment, deemed sufficient for existing building conversion.
Environment Policy 13 - Development and flood risk
Prohibits development causing unacceptable flood risk. Not contrary as proposal reduces built area via demolition, follows MUA advice, and offices can be made resilient (e.g. raised electrics).
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.
Car parking provision
Prior to the occupation of the development hereby approved, the car parking shall be laid in accordance with details which have first been approved in writing by the Department, and thereafter retained as such and unobstructed. Reason: To ensure adequate parking is provided to comply with parking standards.
Flood resilience measures
Prior to the occupation of the development hereby approved, flood resilience measures shall be implemented in accordance with details which have first been approved in writing by the Department. Reason: The proposal is located within an area identified as being at risk of flooding.
no objection
no objection subject to condition for car parking layout prior to occupation
no objection but request condition for flood statement with resilience measures and emergency plan
Highway Services has no objection subject to a condition requiring car parking to be provided prior to occupation. Douglas Borough Council has no objections. Manx Utilities Drainage requested deferrals but provided no final comments.
Department of Infrastructure Highway Services
Conditional No ObjectionThe proposed level of parking would therefore be 8 spaces in excess of the parking standards which is acceptable.; Highway Services does not oppose the application subject to a planning condition...; Recommendation: DNOC
Conditions requested: proposed car parking layout to be provided prior to occupation of the development, and permanently retained as such unobstructed thereafter to ensure adequate parking is provided to comply with the parking standards
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed application.
Manx Utilities Drainage
No CommentPlease can I request a deferral on any decision for the above application whilst we review the application. I will revert back to you in due course.
Manx Utilities Drainage
No CommentPlease can we defer the above applications until we have carried out further investigations. I will revert back to you in due course.
