16 April 2019 · Delegated - Principal Planner (Sarah Corlett)
Ded Compound, Hills Meadow Industrial Estate, Douglas, Isle Of Man, IM1 5ea
The proposal involves converting an existing storage area within an industrial workshop building into open-plan office space, adding a mezzanine floor for more offices, creating new window and door openings, installing an external fire escape staircase and entrance canopy, and partially demolishing a redundant rear bui…
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The officer assessed the principle of office use in an industrial area (contrary to Business Policy 5 but acceptable as secondary/incidental to overall industrial use, given existing ancillary offices…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design (b), not adversely affect character (c), and provide safe access/parking (h). Assessed as compliant: external alterations smarten facade with portrait glazing breaking up render, improve legibility without harming industrial street scene; parking exceeds standards with good manoeuvring.
Business Policy 5
Limits industrial zoned land to industrial/storage/distribution. Proposal technically contrary as introducing office use, but officer interpreted as acceptable given minor scale (1/5 floorspace), incidental to main industrial use, existing ancillary offices, and surrounding mixed uses.
Business Policy 7
New offices normally in town centres; exceptions for business parks or historic buildings. Site not qualifying, but future draft Area Plan East 2018 includes area in Douglas Town Centre boundary, supporting principle; existing adjacent office approval at appeal noted as precedent with policy leniency.
Transport Policy 7
Requires parking per standards (1/15sqm offices, 1/50sqm industrial). Amended plans clarified net demand for 23 additional spaces; 39 provided exceeds requirement with compliant bay sizes/aisles per Manual for Manx Roads.
Environment Policy 10 - Development and flood risk
Requires flood risk assessment/mitigation on flood risk sites. Site in 1/100yr fluvial zone (Douglas flood map); applicant measures adequate (elevated services, drainage), conditioned for Manx Utilities approval; no exacerbation from existing hard surfacing.
Environment Policy 13 - Development and flood risk
Prohibits development causing unacceptable flood risk. Proposal to existing building with partial demolition reduces footprint; open workshop layout means floodwater ingress inevitable, but resilience measures prevent unacceptability.
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.
Parking layout
The proposed parking layout shall be provided prior to occupation of the development and permanently retained as such thereafter. Reason: In the interests of the safety of site users and overall highway safety in accordance with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016.
Flood resilience measures
Prior to the occupation of the development hereby approved, flood resilience measures shall be implemented in accordance with details which have first been approved by Manx Utilities (Flooding). Reason: The proposal is located within an area identified as being at risk of flooding.
Single occupant
The site as a whole, including the office space hereby approved, and the adjoining warehousing and industrial space to which it is linked, shall remain occupied by a single occupant at all times. Reason: To prevent a future separation of the site or further demand for office space in an industrial area.
does not oppose subject to condition for parking layout prior to occupation
no objections
recommends flood resilience measures including elevated electrics, tiling, render, valves
Manx Utilities recommends flood resilience measures due to the site's location in a fluvial flood zone; Highways Services has no objection subject to a parking condition; Douglas Borough Council has no objections.
Key concern: property within a fluvial flood zone as per the attached flood map indicating the predicted extent of fluvial flooding for a 1 in 100 year return period plus climate change
Manx Utilities
Conditional No ObjectionIt is recommended that the proposed alterations consider introducing flood resilience measures into their plans.; Such measures could include ensuring that all electric points are located high up; tiling of floor coverings; cement sand render; adding salt additives to lime plaster; adding waterproof grout; installing non-return valves on any foul or surface water drains ect.
Conditions requested: proposed alterations consider introducing flood resilience measures into their plans including ensuring that all electric points are located high up; tiling of floor coverings; cement sand render; adding salt additives to lime plaster; adding waterproof grout; installing non-return valves on any foul or surface water drains
Highway Services Division
Conditional No ObjectionHighway Services does not oppose the application subject to a planning condition for the proposed parking layout to be provided and permanently maintained prior to occupation of the development.; Recommendation: DNOC
Conditions requested: proposed parking layout to be provided and permanently maintained prior to occupation of the development
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
