12 May 2020 · Planning Committee
Unit 2, Block A, Eden Business Park, Douglas, Isle Of Man, IM4 2ay
The proposal involves converting Unit 2, Block C at Eden Business Park in Braddan into a specialist centre for small animal (primarily dogs) hydrotherapy and rehabilitation, including a 6m x 3m therapy pool, underwater and dry treadmills, theraplate, spa bath, grooming room, shower, kitchen, office, and WC.
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The proposal was assessed as a departure from the development plan as the site is designated for light industrial and research & development uses, but approved exceptionally due to the unique sui gene…
Strategic Policy 1
Requires development to make best use of previously-developed land, redundant buildings, and under-used land/buildings. The officer noted the unit is currently empty and under-used within the Eden Park estate, supporting reuse for this proposal despite zoning.
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires development primarily within towns, villages, and settlements. Eden Park's location on the outskirts of Douglas was deemed sustainable with good public transport links.
Strategic Policy 10
Requires development to promote integrated transport, minimise private car journeys, ensure highway safety, and encourage public transport/pedestrian movement. Ample parking, bus services, and DOI Highways non-opposition satisfied this.
General Policy 2
Sets general standards for development. Applied alongside other policies to assess overall acceptability including amenity and location factors.
Business Policy 1
Supports growth of employment opportunities. Relevant to balancing loss of industrial space against job creation, but tension with protecting industrial land.
Business Policy 5
Protects industrial land for industrial purposes. Proposal departs from this, but mitigated by precedents, under-use, and draft plan allocations.
Environment Policy 22
Ensures no unacceptable harm from noise, vibration, or smells. Assessed acceptable based on low dB levels and mitigations.
Transport Policy 7
Requires suitable car parking and no highway safety harm. Satisfied by 13 spaces and minimal added traffic.
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.
no objection to the application
do not oppose
Highways Division and Braddan Commissioners raised no objections to the change of use application, while neighbouring businesses in Units C1 and C3/C4 expressed concerns about odours, dampness, corrosion, leaks, noise, and compatibility with light industrial uses; one additional representation supported the application citing emerging employment zoning.
Key concern: change of use out of keeping with light industrial premises
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 10.01.2020
Braddan Commissioners
No Objectionthe Commissioners had no objection to the following planning applications
Saderet Ltd. Unit C1 Eden Business Park
ObjectionWe are concerned about possible chlorine odour and affect of a damp atmosphere on the units.; Whilst not wishing to discourage any business from locating to Eden Business Park we feel that perhaps this change of use is out of keeping with light industrial premises.; Relationship to site: Immediately adjacent to the site
Jackson's Engineering Merchants LTD Unit C3 & C4 Eden Business Park
ObjectionWe are concerned about possible chlorine odour and effect of a damp atmosphere on the unit and our predominantly steel products.; Whilst not wishing to discourage any business from locating to Eden Business Park we feel that perhaps this change of use is out of keeping with light industrial premises.
Hartford Homes
Supportthe draft Area Plan for the East recommended the land surrounding Eden Business Park, be zoned for Employment use. This was supported by the independent planning Inspector and very recently the Cabinet Office have issued a Modified Plan which maintains this proposed zoning; this will mean that the pressure to leave unit C2 empty, should become non critical
