7 February 2017 · Planning Committee, signed by E Riley (Presenting Officer)
Disused Warehouse, Woodbourne Lane, Douglas, Isle Of Man, IM2 3lj
The proposal sought permission for the operation of a temporary car park (described as potentially 4+ years) on a rectangular parcel of vacant land off Woodbourne Lane in Douglas, providing 30 parking spaces with permit-controlled barrier access and unrestricted hours, targeting local residents and workers.
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The officer concluded the proposal would fail to provide safe and convenient access or adequate manoeuvring space due to Woodbourne Lane's narrow width (3.8-4.0m, insufficient for two-way traffic), le…
General Policy 2
Requires development in line with zoning not to adversely affect townscape character (c), amenity of residents/locality (g), provide safe access/parking (h), or impact road safety/traffic (i). Officer assessed the car park's scale would harm character and amenity in residential Conservation Area, and narrow lane fails safe access/safety tests, tipping to refusal.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Site visible in glimpses from highways; car park seen as subjective change unlikely to enhance, harmful to local area character in residential zone.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Gives equal weight to pedestrians in new development/transport design. Narrow lane used by schoolchildren; additional vehicles create uncomfortable/unsafe conflict, failing safe access.
Environment Policy 22
Prohibits development unacceptably harming amenity via noise/light pollution etc. Additional rear traffic manoeuvring introduces noticeable noise to dwellings, beyond existing front impacts.
Department of Infrastructure (DOI) Highways Division opposes the retrospective application for a temporary car park due to inadequate lane width and increased traffic conflicts.
Key concern: lane not of sufficient width to accommodate two-way traffic flow
Department of Infrastructure (DOI) Highways Division
ObjectionOppose; The lane is not of sufficient width to accomodate two way traffic flow; likely to result in a minimum of 60 additional vehicle movements each day; this increased conflict will increase the risk of incidents due to the width of the lane; Highway Services opposes the application on the grounds that it does not satisfy GP 2 (h) & (i)
The original application for a temporary car park was refused by the Department primarily for failing to provide safe access, unacceptable road safety effects, and being out of character with the residential area and conservation area, contrary to SP policies GP2, TP6, EP22, and EP35. The appellant argued minimal traffic impact, compliance with policies, benefits from optimising vacant previously-developed land, and enhancement of the CA over vacancy. The inspector found significant harm to highway safety on narrow Woodbourne Lane from additional vehicle movements conflicting with pedestrians and residents, moderate harm to residential amenity, and detriment to CA character despite site improvement, overriding limited benefits. The Minister accepted the inspector's recommendation to dismiss the appeal on 22 June 2017, upholding the refusal.
Precedent Value
This appeal demonstrates that highway safety concerns on narrow residential service lanes with pedestrian use (e.g. schoolchildren) can decisively outweigh benefits of temporary car parks on vacant urban sites, even in CAs. Applicants must provide robust traffic evidence and avoid relying on past/future uses; quantitative parking demand data is essential.
Inspector: Brian J Sims
