4 July 2017 · Planning Committee
The Bathroom Showroom, The Milestone, Peel Road, Douglas, Isle Of Man, IM1 5ed
The proposal involves a rear extension measuring 10.7m x 4.75m x 3.5m high in matching brickwork to the existing shop building at the Milestone petrol filling station, increasing retail floorspace from 36.5 sqm to 70 sqm while relocating staff facilities to the extension.
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The principle of the extension was established by two previous approvals (PA14/00561/B and PA15/01073/B), and this scheme is smaller at 70 sqm retail floorspace compared to prior permissions, limiting…
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising existing infrastructure. The extension reuses an underused petrol station site on a main road with existing access, complying by intensification without sprawl.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns/villages, countryside exceptionally. Site is within Douglas urban area on approach road, appropriate for incremental commercial extension.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires retail in zoned town centres except specified cases. Proposal outside centre but justified as ancillary petrol station retail under Business Policy 5 exception, with reduced scale limiting impact.
General Policy 2
Requires development respecting site/surroundings in scale/design, no adverse amenity/highway/landscape effects despite not strictly applying to non-industrial use. Assessed compliant due to matching materials, functional appearance within commercial context, no amenity harm.
Business Policy 5 - Land zoned for industrial use
On industrial land, permits retailing only if items unsuited to town centres or site-produced, without detracting from town centre vitality. Accepted for convenience goods ancillary to petrol sales, serving top-up function without weekly shop competition.
Business Policy 9
Supports retail in existing areas at appropriate scale without harming adjacent retail. Proposal under 500 sqm, smaller than priors, in established petrol retail setting.
Business Policy 10
Retail only in centres except Business Policy 5 cases/neighbourhood shops. Relies on B5 exception for petrol ancillary retail.
Transport Policy 7
Requires parking per standards. Proposal adds two spaces with highway approval, ramp compliant.
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.
Retail goods limitation
Goods to be sold from the premises must at all times be ancillary to the primary use of the premises as a petrol station and goods to be sold must be limited to convenience type goods (groceries, alcohol, tobacco, toiletries, newspapers, magazines, household cleaning products and vehicle related goods). Reason: To preserve the vitality and viability of existing centres.
Tree protection and parking method statement
No site clearance or preparatory work in relation to the two parking spaces in the north west corner of the application shall take place until a scheme for the protection of the retained trees (a tree protection plan) and a method statement for the construction of the two spaces, including as a minimum details of the cellular confinement system, its installation, cross sections, timetable for installation, type of surfacing and how it will be graded into the other hard surfaces, has been submitted to and agreed in writing by the Department. The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department. Reason: to ensure that effected trees to be retained are protected from development during construction.
No vehicle sales or display
The site may not be used for the sale of vehicles or for the display of vehicles for sale. Reason: in order to ensure there is sufficient space for vehicular parking and manoeuvring within the site.
do not oppose the application
do not oppose the application; nominal impact on traffic movements; ramped access meets current standards
Three consultees responded to application 17/00376/B: Douglas Borough Council and Highways Division both raised no objections, while DEFA Forester expressed concerns about potential impact on an adjacent sycamore tree and recommended an arboricultural method statement.
Key concern: proposed car parking impacting root protection area of adjacent sycamore tree
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals.
Department of Infrastructure Highways Division
No ObjectionHighway Services does not oppose this application.; The proposal includes a ramped access to the shop that meets current standards.
DEFA Arboricultural Officer
Conditional No ObjectionThe car parking spaces are likely to be within the 'root protection area' (as defined by BS5837:2012).; I recommend that you request the applicant submits an arboricultural method statement before the outcome of the application is determined.
Conditions requested: request the applicant submits an arboricultural method statement before the outcome of the application is determined; arboricultural method statement to be in accordance with BS5837:2012; method statement to be prepared by a suitably qualified/experienced tree professional
