16 July 2019 · Planning Committee
Unit 1-4, Old Quarry, Douglas Head Industrial Estate, Douglas, Isle Of Man, IM1 5bf
The proposal involves changing an existing industrial unit in Douglas Head Industrial Estate from storage to a dog day care centre for up to 40 dogs, with no external alterations, operated by three staff members during specified hours.
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The proposal departs from light industrial zoning under Business Policy 5, which restricts such land to industrial development or storage/distribution, but was accepted on balance as the sui generis d…
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale/design, not adversely affecting landscape/townscape character, local residents' amenity, or locality character, and providing safe access/parking/servicing. Officer found proposal compliant as no external changes, 60m separation minimises amenity impacts, and parking/turning adequate for demand.
Environmental Policy 22
Prohibits development unacceptably harming amenity via noise/odour/light pollution. Assessed as acceptable due to enclosure, distance to residences, and conditions limiting dogs/hours, unlikely to exceed domestic levels; defers to other agencies for non-planning controls.
Business Policy 5
Restricts industrial zoned land to industrial/storage/distribution uses. Proposal departs as sui generis dog care, but accepted on balance due to land shortage context, growing market, sustainable location, and no prejudice to industrial retention when weighed against amenity/highway compliance.
Strategic Policy 1
Urges best use of previously-developed/redundant land/buildings. Supported reuse of under-used industrial unit.
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires development primarily in towns/villages/settlements. Site in town location deemed appropriate.
Strategic Policy 10
Promotes integrated transport minimising car journeys, ensuring highway safety. Access/road capacity sufficient.
Business Policy 1
Encourages employment growth if according with policies. New business creating 3 jobs supported.
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.
Maximum dogs
The dog day care centre, hereby approved, shall accommodate no more than 40 dogs onsite at any one time. Reason: In the interest of protecting the amenity of the neighbouring properties in accordance with General Policy 2 and Environmental Policy 22 of the Isle of Man Strategic Plan 2016.
Operating hours
The dog day care use, hereby approved, shall only be open for use by customers and/or their pets, between the hours of 7:30 and 18:30 Monday to Friday and 9:00 and 15:00 on Saturdays and Sunday. No customers or their pets shall be allowed onsite outside of these hours. No dogs shall be kept on site overnight. Reason: In the interests of the amenity of neighbouring residents in accordance with General Policy 2 and Environmental Policy 22 of the Isle of Man Strategic Plan 2016.
Parking retention
The parking as shown on drawing No.2 date-stamped as having been received 7th May 2019, 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 and in accordance with General Policy 2 of the Isle of Man Strategic Plan.
no objection
Douglas Borough Council and Highway Services provided consultation responses; residents submitted multiple objections. Highway Services opposed due to insufficient parking and traffic information; Council had no objections.
Key concern: lack of information on parking and traffic generation
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Highway Services
ObjectionUntil the above information is submitted I am unable to assess this application properly.; Highway Services oppose the application due to a lack of information on the parking that would be generated by the proposals.
