5 December 2019 · Planning Committee
Garage Showroom Workshop & Premises, Peel Road, Douglas, Isle Of Man, IM1 5ed
The proposal involves redeveloping a 0.7 hectare former car showroom site on Peel Road, Douglas, with three single-storey detached buildings: two Class 3 units for KFC (242 sqm) and Starbucks (204 sqm) drive-thrus, and one Class 1 commercial unit (225 sqm), plus 85 car parking spaces, drive-thru lanes, landscaping, lig…
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The officer assessed the principle of development as acceptable despite the Light Industrial zoning under the Douglas Local Plan, as the site had long been used for retail/showroom (car sales) and nei…
General Policy 2
Requires development to respect site/surroundings, not adversely affect amenity/traffic/highways/flood risk/landscape. Officer found compliant: single-storey scale fits streetscene, conditions mitigate noise/odour/traffic/flood/trees; robust TA shows no highway harm.
Environment Policy 13 - Development and flood risk
Prohibits unacceptable flood risk. High fluvial zone site: 0.43m freeboard, underground storage reduces 1:100yr volumes, limited discharge (26.4l/s); Manx Utilities no objection.
Environmental Policy 22
Prohibits unacceptable noise/odour/light pollution. Conditions require schemes; distances >100m to residences, enclosed yards mitigate.
Business Policy 5
Retail on industrial land only if items unsuited to town centre. Non-industrial past use, CTA4 mixed-use intent, small scale (<500sqm retail) accepted despite zoning.
Transport Policy 1
Locate near public transport. Site on A1 Peel Road near routes; conditions for cycle parking, greenway link.
Transport Policy 7
Parking per standards. 85 spaces exceed Bedford max (67); accumulation <86% peak.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking/turning provision
The development hereby approved shall not be occupied or operated until the parking, turning areas, associated access and circulating lanes have been provided in accordance with the approved plans. Such areas 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.
Cycle/motorcycle parking
The development shall not be occupied or operated until the bicycle hoops and motorcycling parking bays have been provided in accordance with the approved plans 010 REV B and shall be retained at all times thereafter.
Footpath link to former railway
The development hereby approved shall not be occupied or operated until the "footpath link" and associated access onto the former railway line as shown on drawing 010 REV B has be completed and retained thereafter.
Internal signage
The development hereby approved shall not commence until full details of additional signage within the site as indicated in the Road Safety Audit and also that proposed by the Department of Infrastructure have been submitted to and approved in writing by the Department and these works shall be carried out as approved and retained thereafter.
Tree protection during works
No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Arboricultural method statement
The development hereby approved shall not commence until an arboricultural method statement, which includes adequate details of site supervision by a suitably qualified and experienced tree specialist, has been prepared in accordance with the recommendations of British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction - Recommendations) and agreed in writing by the Department.
Compliance with arboricultural statement
The arboricultural method statement approved under condition 7 above, including site supervision by a suitably qualified and experienced tree specialist, shall be adhered to in full.
Tree supervision schedule
The completed schedule of site supervision and monitoring of the arboricultural protection measures, as approved in condition 7, shall be submitted for approval in writing by the Department in accordance with the timescale agreed in the Arboricultural Method Statement as per Condition 7. This condition may only be fully discharged on completion of the development, subject to satisfactory written evidence of compliance through contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.
Tree planting specification
No development shall take place until a technical tree planting specification for each of the 4 large-tree planting locations shown on drawing 010revC is submitted to and agreed in writing by the Department. This specification shall include: a. plan and section drawings for each tree pit... b. species... c. timeline... d. maintenance details.
KFC opening hours
The class 3, restaurant use (KFC unit), hereby approved, shall only be open for use by customers, between the hours of 1100hrs and 2300hrs, 7 days a week.
Starbucks opening hours
The class 3, restaurant use (Starbucks unit), hereby approved, shall only be open for use by customers, between the hours of 0600hrs and 2200hrs, 7 days a week.
Class 1 unit opening hours
The class 1, retail unit (Unit 2), hereby approved, shall only be open for use by customers, between the hours of 0900hrs and 1800hrs, 7 days a week.
Flood alleviation tank
The development hereby approved shall not be occupied or operated until the underground flood alleviation storage tank beneath the car park... has all been provided in accordance with the approved plans 12 and it shall be retained at all times thereafter.
Landscaping scheme
The development hereby approved shall not commence until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved...
Visibility splays
The visibility splays identified on plan 013; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.
External lighting
The development hereby approved shall not be occupied or operated until the external lighting as approve under plan 203 and document "External Lighting - dated 20th August 2018" have been completed in full accordance with these plan/document, and they shall be retained as such thereafter.
Noise control scheme
No development shall commence until a scheme specifying the provisions to be made for the control of noise emissions from the site has been submitted to and approved in writing by the Department. These measures shall then be implemented in full before the development is occupied and shall be permanently retained thereafter unless otherwise agreed in writing with the Department.
Odour control scheme
No development shall commence until a scheme specifying the provisions to be made for the control of odour emissions from the site has been submitted to and approved in writing by the Department. These measures shall then be implemented in full before the development is occupied and shall be permanently retained thereafter unless otherwise agreed in writing with the Department.
No objection subject to conditions on parking, access, signage, greenway link
No objection following Flood Risk Assessment and additional info
No objection subject to arboricultural method statement conditions
No objection
Manx Utilities Projects & Strategic Planning Section (Flood Risk) raised no objections after updated Flood Risk Assessment addressed concerns on flood storage and access.
Key concern: Earlier highway objection on inadequate demonstration of no adverse traffic impact, vehicle queuing onto Peel Road, and servicing safety
Projects Strategic Planning Section (Flood Risk Management), Manx Utilities
No ObjectionWe have no further requirements.; The updated proposals now show that fluvial flood flow routes will be maintained and the loss of floodplain storage (which is minimal) will be accounted for through the storage tanks.
Conditions requested: Receive design details of storage tanks and restriction control (vortex/orifice) at design stage for future modelling
Department of Infrastructure Highways
Conditional No ObjectionRecommendation: DNOC; The proposed facility would be likely to spread demand and thereby reduce the current negative highway impact experienced by the McDonalds site.
Conditions requested: Detailed proposals of alterations to site access for approval and implementation prior to occupation; Car parking and associated access/circulating lanes constructed as shown prior to occupation and maintained thereafter; Additional signage as indicated in Road Safety Audit and by DOI prior to occupation; Location of 3.0m wide access to greenway provided for approval and safeguarded thereafter
Department of Infrastructure Highway Services
ObjectionHighway Services oppose the application; Recommendation: 0
DEFA Forestry, Amenity and Lands
No CommentThere is currently no tree protection plan included with the application.
Conditions requested: Tree protection measures implemented per submitted plan; Revised landscaping plan with larger tree species and technical tree pit details
Public Health Directorate
No CommentPCO
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
Manx Utilities (earlier Flood Risk comments)
Conditional No ObjectionFurther investigations / clarification of proposed option is required
