21 April 2020 · Head of Development Management (Stephen Butler)
Unit 22, South Quay Industrial Estate, Douglas, Isle Of Man, IM1 5at
The site is a vacant 263m² single-storey rendered light industrial unit at Unit 22, South Quay Industrial Estate, Douglas, facing the marina and surrounded by offices and industrial uses with no nearby residential properties.
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The officer assessed that the sole material consideration was whether extending restaurant hours to 0730-2300hrs was acceptable, noting the site is not near residential properties and thus has no adve…
Strategic Policy 1
Requires optimising use of previously developed land and utilising existing infrastructure. The officer noted the proposal re-uses a redundant industrial unit in an accessible urban location near public transport, making best use of brownfield land.
Strategic Policy 10
Aims to promote integrated transport by minimising car journeys and encouraging public transport/pedestrian movement. Site's proximity to train station, bus terminus, taxis and public car parks, plus walking customers from nearby employment, satisfied this.
General Policy 2
Requires development to respect surroundings, not adversely affect amenities, provide satisfactory access/parking and not impact road safety. Extended hours complied as no amenity harm and parking evidenced as adequate.
Transport Policy 7
Requires parking per standards (1 space/15m² for leisure). Site lacks on-site parking but survey showed on-street availability sufficient; officer noted policy tension but justified by location and evidence.
Business Policy 1
Encourages employment growth if according with policies. Re-use for leisure supports local jobs in line with Draft Area Plan 'Mixed Use - Quayside'.
Business Policy 5 - Land zoned for industrial use
Restricts non-industrial uses on industrial land. Assessed acceptable given area transitioning to mixed uses per Draft Area Plan.
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.
Hours of operation
The restaurant use hereby approved may be open for business only between the hours of 0730hrs and 2300hrs on any day. Reason: the application has sought these hours and that is what has been assessed.
No takeaway
For the avoidance of doubt no approval is hereby given for the site to be used for a food or drink takeaway service. Reason: To ensure that the hours of operation result in there being sufficient car parking available to serve the development and as the application has not proposed this use and therefore has not be considered as part of the application.
does not object
objection withdrawn after parking survey; proposal proven acceptable
Highway Services initially objected due to inadequate parking provision but withdrew the objection after a parking survey demonstrated availability during proposed hours; Douglas Borough Council had no objections.
Key concern: inadequate parking capacity during weekdays
Department of Infrastructure Highway Services
ObjectionGiven the fact that there is no supporting evidence within the application that provides any comfort in relation parking capacity during the day, the original condition restricting the business to 17.00 - 23.00hrs is still considered to be a reasonable condition.; The application to vary the relevant condition is not considered acceptable.; Recommendation: REFUSE
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure Highway Services
No ObjectionThe applicant has now conducted a parking survey that has demonstrated that there is an availability of on-street parking in proximity of the site during the additionally proposed hours of opening.; The objection is now withdrawn as the proposal is proven to be acceptable.; Recommendation: DNO
