11 November 2014 · Planning Committee
The Bathroom Showroom, The Milestone, Peel Road, Douglas, Isle Of Man, IM1 5ed
Mannin Retail Ltd applied to extend the existing shop building at the Milestone Petrol Station, the busiest fuel station on the Island, by adding 150 sqm of footprint at ground level for enlarged retail and counter areas (including three tills) and 35 sqm at first floor for offices and staff facilities.
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The officer identified three key issues: retail expansion on light industrial land outside the town centre, visual impact, and highway safety.
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising existing infrastructure. The extension makes efficient use of the underused petrol station shop on brownfield land adjacent to existing services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to towns/villages. Site is within Douglas urban area.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires retail in town centres except per Business Policy 5. Proposal justified as exception for ancillary convenience sales not detracting from centre viability.
Strategic Policy 10
Promotes integrated transport minimising car journeys and ensuring highway safety. Proposal assessed as marginally acceptable despite queuing risks.
Strategic Policy 1
Douglas as main employment/services centre. Extension supports local services.
Spatial Policy 5
Development within settlements. Site in defined urban area.
General Policy 1
Have regard to Development Plan and material considerations. All assessment follows this.
General Policy 2
Principles relevant despite non-industrial use: requires no adverse impact on amenity, highway safety, character. Contravenes h/i on highway/amenity per Highways but benefits outweigh; design/character acceptable.
Business Policy 5
On industrial land, retailing permitted if ancillary and not detracting from town centres. Extension for convenience goods ancillary to petrol sales deemed compliant.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports retail in existing areas at appropriate scale without adverse impact. Under 500 sqm, no Retail Impact Assessment needed; scale matches similar sites.
Business Policy 10
Retail in centres except per BP5. Relies on BP5 exception.
Transport Policy 7
Parking per standards. 12 customer + 2 staff spaces provided; Highways concerned on queuing not parking quantum.
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.
Tree protection
Notwithstanding the details already submitted, further details showing the trees to be removed shall be submitted to and be approved in writing by the Department. Those trees to be retained, either within the site, or those that overhang the site, must be protected from damage during the course of construction by the erection of protective fencing to ensure that the root structures are not compressed or excavated, including temporary provisions for site compounds and/or temporary parking. Details of such protection, as well as the means of accessing the site from the compound, shall be submitted to and approved by the Department prior to the commencement of works and implemented in accordance with the approved scheme. Reason: To protect trees which provide environmental amenity for the area and its wildlife.
No vehicle sales
The site may not be used for the sale of vehicles or for the display of vehicles for sale. Reason: in order to ensure there is sufficient space for vehicular parking and manoeuvring within the site.
Convenience goods only
Goods to be sold from the premises must at all times be ancillary to the primary use of the premises as a petrol station and goods to be sold must be limited to convenience type goods (groceries, alcohol, tobacco, toiletries, newspapers, magazines, household cleaning products and vehicle related goods). Reason: To preserve the vitality and viability of existing centres.
do not oppose the application
no objection... looks ok although the tree nearest the main road should have some protective fencing... trees along the old railway line... should not be damaged
