12 December 2016 · Delegated - Senior Planning Officer (Chris Balmer)
Battery Pier., Battery Pier, Douglas, Isle Of Man, IM1 5bs
The proposal involves constructing a new steel-framed building measuring 7m to pitch height, 26m length, and 20m width, with a single-storey rear element of 9.8m x 4.2m x 4.4m, for workshop and storage to repair and maintain Manx Petroleum vehicles.
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The key issue was the visual impact on the character and appearance of the existing industrial area. The principle of a new workshop within the existing industrial facility for Manx Petroleum's vehicl…
Douglas Local Plan Policy D/I/P5
Requires only uses suited to harbour or quayside activities in the town centre. The officer considered this relevant but assessed the workshop as compatible with the existing industrial gas storage and harbour-related activities.
Douglas Local Plan Policy D/HR/P2
Encourages relocation of industrial activities from South Quay except those harbour or water-related. The proposal for vehicle maintenance tied to the existing petroleum operation was deemed acceptable within the light industrial zoning.
Environment Policy 42
New development must respect local character, avoiding inappropriate backland development or loss of open/green spaces contributing to visual amenity. The industrial building was found appropriate in the harbour industrial context without harming character.
General Policy 2
Permits development respecting site/surroundings in siting, scale, design; no adverse effects on townscape, amenity, access, parking, road safety. The officer explicitly concluded no conflict with sub-clauses (b), (c), (g), (h), (i), due to compatibility and minimal impacts.
Transport Policy 13
Development in/around harbours must not compromise harbour use or harm character/ecology. Assessed as compliant with no identified issues.
Transport Policy 14
Similar to TP13, ensuring no detriment to harbour users, character, or ecology. No concerns raised.
Business Policy 5 - Land zoned for industrial use
On industrial land, permits industrial/storage uses, restricting retail unless specific exceptions. The workshop/storage use fits industrial zoning without retail elements.
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.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
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. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
no objection to the application
Highway Services does not oppose this application
Douglas Borough Council Building Control has no objection to the proposal at Battery Pier. DOI Highways Division does not oppose the application.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals.
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose this application.; Do not oppose
