17 February 2016 · Planning Committee
D S G Retail Ltd, 2, Spring Valley Industrial Estate, Douglas, Isle Of Man, IM2 2qr
The application proposed internal alterations to create a 250sqm mezzanine floor within the Pets at Home unit for veterinary services including consulting rooms, an operating theatre, wards, and grooming areas, plus external changes such as eight air conditioning units, a gas bottle storage unit, fire door, external st…
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The Planning Committee considered the proposal contrary to policies protecting town centres and industrial land, despite the officer's view that it was not pure retail and acceptable in this location.…
Braddan Local Plan Policy 2.4
Prohibits retail developments in Braddan Parish except for neighbourhood requirements. Officer noted site in industrial area; proposal seen as non-retail but Committee found it conflicted as not justified outside town centres.
Braddan Local Plan Policy 2.5
No retail use or conversion to retail permitted in industrial areas. Applied due to zoning; proposal intensified non-industrial use despite ancillary argument.
General Policy 2
Requires development to respect zoning, amenity, access, parking, and traffic safety. Committee found breach due to unsuitable location and highway harm in industrial zone.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
New retail to town/village centres. Officer balanced veterinary needs but Committee ruled proposal failed to show town centre unsuitable.
Business Policy 1
Encourages employment growth if policy compliant. Veterinary use seen as employment-generating but location conflicted with zoning.
Business Policy 5
Retailing on industrial land only if goods unsuitable for town centres and no harm to vitality. Committee found veterinary use failed tests despite not pure retail.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports retail in existing areas without harming adjacent ones; major proposals need impact assessment. No RIA submitted; seen as harming town centres.
Business Policy 10
Retail only in centres except neighbourhood shops or BP5 cases. Proposal outside centres without justification.
Transport Policy 7
Requires no unacceptable highway effects. Committee found parking survey insufficient to prove no harm.
no objection after parking survey showed spaces available at all times including peak hours
no objection
Braddan Parish Commissioners had no objections on two occasions; Manx Utilities objected to the position of air conditioning units over 11kV cables; DOI Highways initially deferred pending parking survey but later did not oppose.
Key concern: proposed position of the air conditioning units which will be over 11kV underground cables
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications: PA15/01063/B
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications: PA15/01063/B
Manx Utilities
ObjectionWe object to the proposed position of the air conditioning units which will be over these cables.; We require that the applicant contacts our Network Operations Department, Manx Utilities Authority, (t: 687687) to discuss working practices around cables which may be required to be diverted before any work can be carried out on site.
Conditions requested: applicant contacts our Network Operations Department, Manx Utilities Authority, (t: 687687) to discuss working practices around cables which may be required to be diverted before any work can be carried out on site
Department of Infrastructure (DOI) - Highways Division
No ObjectionWith the increase in floor space and use of said space, applicant should be providing 3 spaces per consulting room plus staff parking in accordance with the IOM Strategic Plan. This would equate to approximatley 12 spaces depending on the numbers of staff.; Do not oppose
Conditions requested: Applicant needs to carry out a parking survey during store opening hours, including weekends
