10 September 2020 · Planning Committee
Rileys Garden Centre, Cooil Road, Douglas, Isle Of Man, IM4 2af
The proposal sought approval for the retrospective use of 30 square metres inside the existing garden centre building at Ballapaddag, Cooil Road, Douglas, to sell packaged food items including dairy, health foods, groceries and delicatessen products.
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The officer assessed the proposal against the site's zoning as Open Space/Agricultural in the Braddan Local Plan 1991, noting a general presumption against development but accepting the garden centre …
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires all new retail development (except neighbourhood shops or Business Policy 5 cases) to be sited within town and village centres on zoned land. Officer assessed the 30m² food/grocery sales as 'new retail development' not ancillary to garden centre, capable of town centre location, thus failing the policy; no exception applied as items are not too large/specialised.
Business Policy 5
On industrial-zoned land, permits retailing only if items cannot reasonably be sold from town centres due to size/nature or are site-produced without severing from business, and sales do not harm town centre vitality. Officer found food/grocery items routinely sold in Douglas centres/supermarkets, contributing to vibrancy; sales here would detract from town centre footfall.
Business Policy 10
Permits retail only in established town/village centres, except neighbourhood shops or Business Policy 5 cases. Officer applied alongside SP9/BP5 to deem out-of-town food retail unacceptable, reinforcing government stance against out-of-town retailing per para 9.2.5.
General Policy 3
Permits development outside zoned areas on previously developed land if redundant use or improves landscape/environment. Officer accepted garden centre as previously developed land allowing broad consideration of change of use, but this did not override retail-specific policies.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports new retail in existing areas at appropriate scale without harming adjacent areas; major proposals need Retail Impact Assessment. Cited by objectors/applicant but officer found proposal harmed Douglas centre despite small scale.
no objection to the application
Douglas Corporation objects to the application due to conflict with Isle of Man Strategic Plan retail policies and potential harm to town centre vitality, while Braddan Parish Commissioners and Highways Division have no objections.
Key concern: significant departure from policies within the Isle of Man Strategic Plan
Douglas Corporation
Objectionthe Council objects to these Planning Applications; granting permission for such a scheme would represent a significant departure from policies within the Isle of Man Strategic Plan; The Planning Application is in direct conflict with the Isle of Man Strategic Plan Business Policies; On the above grounds the Douglas Borough Council objects to this Planning Application and request that the Application be rejected
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 12-1-18
