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25/90050/C Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90050/C Applicant : Mr John Tear Proposal : Change of Use from butchers shop to self-service laundrette Site Address : Unit 30D Alder Road Douglas Isle Of Man IM2 1EH
Planning Officer: Paul Visigah Photo Taken : 19.03.2025 Site Visit : 19.03.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.03.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The laundrette shall operate only between 8:00 AM and 10:00 PM Monday to Saturday, and between 10:00 AM and 10:00 PM on Sundays and bank holidays.
Reason: To safeguard residential amenity and ensure the development aligns with General Policy 2 (g), which seeks to prevent adverse impacts on the amenity of local residents.
C 3. Prior to the commencement of the proposed use, full details of the washing machines to be installed, including the manufacturer's specifications, operating noise and vibration levels, and the total number of units, shall be submitted to and approved in writing by the Department. The approved machines shall be Electrolux high-spin, low-noise commercial models or equivalent, and the total number of washing machines installed shall not exceed the approved number. Any replacement equipment must meet equivalent or improved noise and vibration standards. The approved machines and equipment shall thereafter be maintained in accordance with the manufacturer's specifications to ensure continued compliance with approved noise and vibration standards.
Reason: To ensure that the scale and intensity of use remains appropriate for the site and to mitigate noise and vibration impacts, in compliance with Environment Policy 22 and General Policy 2.
This application has been recommended for approval for the following reason.
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The proposed change of use to a self-service laundrette is consistent with General Policy 2, Strategic Policy 1, Business Policy 1, Environment Policy 22, and Transport Policy 7. It respects the established mixed-use character of the site, efficiently repurposes an existing commercial unit without physical alterations, and promotes sustainable resource use. The design and operation mitigate impacts on neighbouring amenity through noise and vibration controls, while the site's location along a public transport corridor and limited customer capacity ensure manageable parking demand and highway safety. Furthermore, the development supports local economic growth by creating employment opportunities, making it a well-considered and policy-compliant proposal.
Plans/Drawings/Information;
This approval relates to the documents and plans submitted on 17 January 2025, along with the correspondence from the applicant received on 12 March 2025 and 20 March 2025, which provide further details related to the proposal.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o DOI - No objections
It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal because: o 9 Elm Avenue, Pulrose, Douglas - No objection __
Officer’s Report
1.0 THE SITE 1.1 The application site is 30D Alder Road, Douglas, a two-storey end-of-terrace mixed-use building located on the north of the west end of Alder Road, where it intersects with Pulrose Road. This row of terrace, along with a detached two-storey building, has shops on the ground floor and flats on the first floor. The entrance to the flats is at the rear of the building. There is a small car park at the front of the building to serve the shops, while parking for the dwellings is at the rear.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Change of Use from butchers shop to self-service laundrette. This involves a change from Class1.4 to Sui Generis. There would be no changes to the appearance of the building.
2.2 No detail is provided on whether there would be staff attending to the unit, or the opening times.
2.3 The applicant has provided additional information which highlights the following:
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2. Property Features: The property includes a concrete floor/ceiling separating the shop and apartment above, a suspended ceiling below with an air gap in between, and likely additional sound insulation between the shop and apartment. 3. Flue Installation: Applicants are to install flue to accord with the previous approval granted for the butcher shop in 2021.
2.4 The applicants have also provided the following additional information in correspondence dated 20 March 2025: o Planned operating hours: 8am-10pm Monday to Saturday, 10am-10pm on Sundays and bank holidays. o They would like to extend Sunday/bank holiday hours to 7:30am-9:30am if it won't complicate or delay the application but are willing to default to original hours if complications arise with the extension. o Full-time staffing by 1-2 people for the first 2 weeks. Afterward, the shop will be un- manned except for a cleaner for 30 minutes daily and brief owner checks.
3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East, although the existing building was approved as a mixed-use building to serve commercial units on the ground floor. The site is not within a Conservation Area, and it is also not prone to flood risks.
3.2 Area: TAPE (2020) 3.2.1 The following parts of the Area Plan for the East are considered relevant: 1. Paragraph 3.4.2: Douglas will continue to grow as the commercial, social and cultural heart of the Island remaining the prime focus for development and growth. It will continue to be a thriving capital rich in historic interest with an international outlook which will grow to accommodate the demands for new employment opportunities within and close to the town in a coordinated way. As the economic hub of the Island, it will maintain its role as the leading retail, entertainment, employment, sporting and learning centre. The town centre will be revitalised through regeneration work and encouraging high quality retail development. New leisure and hotel facilities will attract tourists and provide an attractive and vibrant mix of uses within Douglas.
Paragraph 3.6: Desired Outcomes: iii. To support existing established employment areas and provide for a mix of additional employment land;
3.3. National: STRATEGIC PLAN (2016) 3.3.1 Relevant Strategic Plan Policies: 1. General Policy 2 - General Development Considerations. 2. Strategic Policy 1 - Efficient use of land and resources. 3. Strategic Policy 2 - Priority for new development to identified towns and villages. 5. Strategic Policy 10 - development should promote integrated journeys, minimise car use and facilitate other modes of travel. 6. Business Policy 1 - The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan. 7. Environment Policy 22 - deals with vibration, odour, noise and light pollution in relation to nearby properties. 8. Transport Policy 1 - Requires new development to be close to existing public transport facilities and routes, including pedestrian, cycle and rail routes. 9. Transport Policy 4 - New and existing highways which serve any new development must be designed to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
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10. Transport Policy 7 - Parking considerations/standards for development. o There are no specific parking standards for the proposed use within the Strategic plan. 11. Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
4.0 PLANNING HISTORY 4.1 The site has been the subject of a previous application which is considered relevant in the assessment and determination of the current application. PA 21/01101/B for Additional use of butcher's shop (class 1.1) to include hot food sales (class 1.4) and installation of an external intake grill and ventilation flue.
4.1.1 The applicants intend to install the flue, which has been approved under this scheme, to facilitate the operation of the new laundrette. As of the site visit on 19 March 2025, the approved flue has not yet been installed.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 DOI Highway Services find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking as the change of use proposals are likely to have a similar or less parking demand to the existing approved use (27 January 2025).
5.2 Douglas Borough Council have not made any comments as at the time of drafting this report although they were consulted on 23 January 2025.
5.3 The owners/occupiers of 9 Elm Avenue, Pulrose, Douglas have raised concerns about noise of washing machines/tumble dryers and queried whether the place is noise and vibration insulated. They did not object to the application (28 January 2025/4 February 2025).
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of the current application are: 1. The principle (GP2, STP 2, and BP1); 2. Impacts on Parking (GP2, TP1, and TP7); and 3. Impacts on neighbouring amenity (EP 22 and GP2)
6.2 It is not considered that there would be any visual impacts resulting from the proposal and the scheme does not involve any alterations to the external appearance of the building. The intention to install a flue in accordance with the approval granted under PA 21/01101/B needs no further assessment as that approval is still extant for the site.
6.3 THE PRINCIPLE 6.3.1 The proposed change of use to a self-service laundrette aligns with the property's established mixed-use designation, supported by both extant and historic use. The ground floor of the premises has long accommodated various commercial uses, complemented by residential accommodations above, which creates a clear precedent for mixed-use activities. This proposal upholds the intent of General Policy 2, as it conforms to land-use zoning and satisfies key considerations such as respecting the character of the locality (part g) and ensuring compatibility with the site's surroundings in terms of its scale and layout (part b).
6.3.2 Furthermore, the proposal reflects the goals of Strategic Policy 1, which emphasizes the efficient use of resources. By repurposing an existing commercial unit without requiring physical alterations, the development optimizes previously developed land (STP 1a) and utilizes existing infrastructure and services (Part c). This aligns with the principles of sustainable development and resource efficiency.
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6.3.3 The development also accords with Business Policy 1, which encourages the growth of employment opportunities across the Island. The laundrette will generate jobs through the initial employment of 1-2 full-time staff during the setup phase and ongoing roles for cleaning staff and technicians. These economic contributions are consistent with policy objectives to support sustainable employment and local business development.
6.3.4 Overall, the proposed laundrette is an appropriate and policy-compliant use that reinforces the site's mixed-use character, efficiently utilizes existing resources, and contributes positively to the local economy.
6.4 IMPACTS ON NEIGHBOURS
6.4.1 The proposed laundrette has been thoughtfully designed to minimize any adverse impacts on neighbouring properties and the surrounding environment, in accordance with Environment Policy 22 and General Policy 2, which prioritize safeguarding amenity and compatibility with the locality.
6.4.2 Firstly, the internal layout of the shop naturally restricts the number of washing machines that can be installed, which in turn limits the number of customers that can occupy the unit at any given time. Additionally, the nature of the wash cycles, operating at regular intervals and taking time to complete further serves to regulate customer usage, preventing overcrowding and minimizing potential impacts. These design features effectively contribute to controlling noise, vibrations, and general activity levels within the premises, ensuring that the laundrette operates in harmony with its mixed-use setting.
6.4.3 Secondly, the proposed use seeks to employ Electrolux advanced high-spin, low-noise washing machines, which operate at reduced noise levels (62dB during extraction and 48dB during wash cycles). These figures fall significantly below the noise output of standard laundrette machines, which can reach 72dB during spin cycles. Furthermore, the advanced machines generate minimal vibrations, eliminating the need for additional vibration control measures. These considerations demonstrate a proactive approach to mitigating noise and vibration pollution, aligning with part (iii) of Environment Policy 22.
6.4.4 To further ensure compatibility with neighbouring properties and the existing uses within the building, a condition would be imposed to regulate the operating hours of the laundrette to remain within the operational times for the businesses within the building and operational times. Aligning the laundrette's hours with the previously approved operating times for the unit and other units within the building would safeguard the amenity of nearby residents while maintaining consistency across the premises. These measures, combined with the restricted internal layout, reflect a comprehensive effort to balance commercial viability with the preservation of residential amenity.
6.4.5 Overall, the proposal incorporates thoughtful design and operational controls that uphold the objectives of Environment Policy 22 and General Policy 2, ensuring the development remains suitable within the mixed-use building context.
6.5 PARKING AND HIGHWAY SAFETY 6.5.1 The proposed laundrette use is unlikely to create significant parking demand or compromise highway safety. The application site benefits from its location along a public transport corridor, offering alternative travel options for customers, such as walking, cycling, or using public transportation. These options reduce reliance on parking directly at the site and align with General Policy 2 (h), which emphasizes safe and convenient access for all highway users.
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6.5.2 Parking provision for the residential units is located at the rear of the building, while the parking at the front is shared among the commercial units operating within the premises. This arrangement ensures that the residential parking remains unaffected by the proposed laundrette use while allowing the shared parking spaces to serve the needs of all businesses in the building.
6.5.3 The internal layout of the laundrette naturally limits the number of washing machines that can be installed, which, along with the nature of the wash cycles, regulates the number of customers who can use the premises at any given time. This controlled usage reduces the likelihood of parking congestion and ensures a manageable demand for the shared spaces at the front of the building.
6.5.4 Compared to the previous use of the unit as a butcher's shop, which likely had a higher customer turnover, the proposed laundrette use is expected to ease parking and highway safety conditions. Unlike a butcher's shop, where customers typically visit for short periods and in higher numbers, the laundrette's operations involve longer customer stays due to the nature of wash cycles.
6.5.5 Overall, the proposed laundrette is expected to have a manageable impact on parking and highway safety. Shared parking at the front of the building, combined with limited machine capacity and longer wash cycles, ensures controlled demand. The site's location on a public transport corridor further reduces reliance on parking. Compared to the previous use as a butcher's shop, the laundrette is likely to improve parking conditions and highway safety, aligning with General Policy 2 (h) and (i), and Transport Policy 7.
7.0 CONCLUSION 7.1 In conclusion, the proposed change of use to a self-service laundrette is considered to align with relevant planning policies, including General Policy 2, Strategic Policy 1, Business Policy 1, Environment Policy 22, and Transport Policy 7. The scheme supports the mixed-use character of the site, promotes sustainable resource use, and contributes to local employment opportunities. Through thoughtful design, operational controls, and reliance on public transport options, the proposal minimizes potential impacts on neighbouring amenity, parking provision, and highway safety, ensuring its appropriateness within the local context.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
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o in the case of a petition, a single representative.
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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.
Decision Made : Permitted Date : 20.03.2025
Determining Officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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