26 August 2016 · Planning Committee
Auto Trade Centre Ltd, 48a, Spring Valley Industrial Estate, Douglas, Isle Of Man, IM2 2qs
The site comprises three attached industrial units of roughly 280sqm each, finished in red brick and metal cladding, currently unoccupied, within the Spring Valley Industrial Estate designated for predominantly industrial use.
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The proposal was approved despite being contrary to Braddan Local Plan Policies 2.4 and 2.5 prohibiting retail in industrial areas, as the goods sold (motor parts, accessories, maintenance equipment) …
Braddan Local Plan Policy 2.4
Prohibits retail developments in Braddan Parish except for local neighbourhood needs. Officer assessed as contrary but approved exceptionally due to precedent, bulky goods nature, and low retail proportion not harming town centres.
Braddan Local Plan Policy 2.5
No retail use or conversions to retail permitted in industrial areas. Proposal introducing sales element tested against this; found acceptable as ancillary to distribution/warehousing of specialist items impractical for town centres.
General Policy 2
Requires development to respect site/surroundings, amenity, highway safety, parking. Physical changes and parking/access met criteria; no adverse impacts on character, landscape, residents or roads.
Business Policy 1
Encourages employment growth if according with policies. Expansion of existing business (21 staff, 8 delivery vehicles) supported employment without policy conflict.
Business Policy 5
On industrial land, permits storage/distribution; retail only if items not reasonably sold in town centres due to size/nature and no detriment to town centre vitality. Goods like tool boxes, compressors met (a); low sales % and precedent showed no harm.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
New retail in existing retail areas at appropriate scale without adverse effects. Assessed scale (420sqm sales) not harming adjacent centres given specialist nature and existing operation.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports retail in existing areas if no adverse effect; major proposals need Retail Impact Assessment. Not major; no harm demonstrated.
Business Policy 10
Retail only in town/village centres except per BP5. Exception applied via BP5 tests passed.
Transport Policy 7
Requires safe access, parking, no highway harm. 26+ spaces adequate post-amendments; visibility ok; contrasted with refusal of PA 15/01063/B.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and turning provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Use restriction to approved plans
The building shall be used only for the purposes as identified on Drawings 857/007 and 857/008, both date-stamped as having been received 8th March 2016. No part of the building shall be used for a different purpose unless written consent of the Department has been first obtained.
Sales area and goods restriction
The only sales that may take place from the premises shall be within the area annotated as ‘Sales Area’ on Drawing 857/007 (date-stamped as having been received 8th March 2016) and those sales shall be restricted to the sale of motor parts, motor accessories and motor maintenance equipment.
no objection
initial parking concerns addressed following negotiations and amended plans; no formal objection received
Braddan Parish Commissioners stated no objections to the application in two separate public meetings. DOI Highways Division deferred their comment pending further information.
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications:; PA16/00290/B – Isle of Man Development Company Ltd – Conversion of existing units from warehouse, & light industrial to display, distribution, warehousing & sales of industrial/automotive products, creation of vehicular access & additional car parking & erection of fencing & boundary bollards.; It was unanimously resolved that the Commissioners had no objections to the following Planning Applications:; 16/00290/b IOM Development Co Ltd - Units 48A48B & 48C
Department of Infrastructure (DOI) Highways Division
No CommentHighway Services Comment made: Defer - awaiting information; DEFER on 01/04/16; DEFER on 17/03/16; Highways input deferred pending further information/input
