11 December 2019 · Delegated - Principal Planner Sarah Corlett
Tesco Stores Ltd, Lake Road, Douglas, Isle Of Man, IM1 5af
The proposal involves adding 506m² of storage warehouse space to the rear of the existing Tesco Superstore, with no increase in retail floor area, alongside reconfiguration of the service yard and overflow parking, resulting in a net loss of 6 car parking spaces from 354 total.
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The officer assessed the principle of development as acceptable because the site is zoned Retail Warehousing in the Douglas Local Plan 1998 and the extension provides additional storage space without …
Strategic Policy 1
Supports Douglas urban area as main employment and services centre. Officer noted site within Central Area Boundary, accepting principle of additional storage for existing retail unit.
General Policy 2
Requires development in zoning to respect site/surroundings in scale/form/design, provide safe access/parking, avoid adverse amenity/traffic/flooding impacts. Officer confirmed compliance across criteria (b)-(n), including parking, access, flooding, visual/amenity effects.
Environment Policy 13
Prohibits development with unacceptable flood risk. Tested via Flood Risk Assessment; Manx Utilities confirmed floor levels above design floods and no pathway changes.
Transport Policy 1
Requires location near public transport/pedestrian/cycle routes. Highways noted edge-of-centre location with adequate parking and cycle provision conditioned.
Strategic Policy 10
Promotes integrated transport minimising car journeys, enhancing public transport/pedestrian modes without highway safety harm. Swept path analysis confirmed HGV access; cycle parking conditioned.
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.
Access surfacing
Prior to the use of the proposed development the altered access shall be surfaced in bound and stable material across its entire width for a distance of at least 5.0m back from the highway boundary. Reason: to avoid loose material being deposited on the highway.
Cycle parking
Prior to the use of the proposed development the developer shall include details of proposals for cycle parking. The cycle parking shall be provided prior to occupation of the proposed development. Reason: to encourage sustainable transport in accordance with the active travel strategy.
Storage use only
For the avoidance of doubt no approval is hereby given for the use of the new warehouse building hereby approved to be used for retail purposes and may only be used for storage purposes associated with the Tesco superstore. Reason: The application has sought additional warehouse space and the application has been judged on this basis only.
do not object
do not object, subject to conditions on access surfacing and cycle parking provision; parking loss acceptable based on surveys and standards
confident in flood risk assessment; development does not seem inappropriate and no further comments on flood risk
Highway Services recommends no objection subject to conditions for access surfacing and cycle parking provision; Douglas Borough Council has no objections; Manx Utilities requested deferral but no final response; a Flood Risk Assessment was submitted but no drainage consultee response.
Key concern: loss of 9 car parking spaces
Department of Infrastructure Highways
Conditional No ObjectionRecommendation: DNOC; The cycle parking would need to be covered; The cycle parking would be for use of customers and any additional staff that the extended building would accommodate. The cycle parking would need to be provided by means of 5 cycle stands spaced at 1.0m centres with 0.6m clearance at either end
Conditions requested: Prior to occupation of the proposed development the altered access shall be surfaced in bound and stable material across its entire width for a distance of at least 5.0 m back from the highway boundary; Prior to occupation of the proposed development the developer shall include details of proposals for cycle parking. The cycle parking shall be provided prior to occupation of the proposed development
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the application
