7 August 2019 · Planning Committee
Unit 22, South Quay Industrial Estate, Douglas, Isle Of Man, IM1 5at
The proposal involves minor alterations to a single-storey rendered light industrial building, such as replacing the main entrance with glazed double doors, blocking up a side double door and west-facing louvres, and internal reconfiguration for axe throwing lanes (caged area), food/drink seating, spectator space, pool…
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The proposal is a departure from the light industrial zoning under Douglas Local Plan and Business Policy 5, as it does not qualify for retailing exceptions, but was approved as the site is a small (2…
Strategic Policy 1
Requires optimising previously developed/redundant buildings and utilising existing infrastructure. Officer assessed the vacant industrial unit as suitable for reuse given town centre proximity, supporting brownfield development over greenfield.
Strategic Policy 10
Promotes integrated transport minimising car journeys via public transport. Site's location near station and public parking satisfied this despite no on-site spaces.
General Policy 2
Requires development to respect surroundings, provide amenity/ access standards, avoid adverse impacts on character, traffic or flooding. Minimal external changes tidied appearance; no nearby residents affected; flood measures complied.
Environment Policy 10
Requires flood risk assessment for sites at risk. FRA with raised electrics (450mm), salt additives and egress/staff training addressed 1-in-200yr coastal flood risk.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Measures deemed sufficient by Manx Utilities.
Business Policy 1
Encourages employment growth if policy-compliant. Leisure use provides jobs but not industrial.
Business Policy 5
Restricts industrial land to industrial/storage/retail exceptions. Leisure/food does not qualify, hence departure, but outweighed by other benefits.
Community Policy 7
Requires design to prevent crime/anti-social behaviour. Booking system and licensing addressed axe-throwing safety.
Transport Policy 1
Favours sites near public transport. Proximity to station/North Quay satisfied.
Transport Policy 7
Requires parking per standards (1/15m² for leisure). No on-site parking but location justified shortfall.
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.
Flood Risk Assessment compliance
The provisions within the Flood Risk Assessment Plan date stamped as received on 19/06/19 shall be adhered to in full for the duration of the use hereby approved on this site. Reason: To ensure that adequate flood prevention and response measures remain in place.
Hours of operation
The leisure facility hereby approved may be open for business only between the hours of 1700 and 2300hrs on any day. Reason: To ensure that the hours of operation result in there being sufficient car parking available to serve the development.
no comments
no comments
Manx Utilities requested a Flood Risk Assessment due to the site's location in a tidal flood zone and recommended raising floor levels or implementing flood resilience measures.
Key concern: insufficient parking provision to meet doubled demand for leisure use during weekdays
Manx Utilities
Conditional No Objection"Manx Utilities have found it necessary to request that a brief Flood Risk Assessment (FRA) is carried out in support of this planning application."; "a finished floor level above 5.77mADO2 (4.58m + 300mm) is recommended. If this is not possible MUA recommend that they introduce flood resilience measures into their plans."
Conditions requested: brief Flood Risk Assessment (FRA) to be carried out in support of this planning application
Highway Services
Conditional No Objection"Highway Services does not oppose the application subject to a planning application for the site operating hours to be limited to between 5pm to 11pm 7 days a week."; "A planning condition should also be imposed to provide cycle parking on the site to comply with the government’s active travel strategy."; "Recommendation: DNOC"
Conditions requested: planning condition to limit site operating hours to 5pm to 11pm 7 days a week; planning condition to provide cycle parking on the site to comply with the government’s active travel strategy
