6 July 2010
Tesco Stores Ltd, Lake Road, Douglas, Isle Of Man, IM1 5af
The proposal involved demolishing and rebuilding the existing Tesco store on Lake Road, Douglas, to create a two-storey superstore with doubled floorspace (from 2473m² net convenience-dominated to 5261m² net, including 2625m² comparison goods on mezzanine), bulk store extension, temporary store during construction, mul…
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The inspector found the site out-of-centre (800-900m from primary shopping area APSU on DLP Map 1, separated by roads/levels; only 6% shoppers walk to town centre), conflicting with SP9 (retail in zon…
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires all new retail sited in town/village centres on land zoned in Area Plans. Site not zoned for superstore (DLP 'Retail Warehousing'); out-of-centre (800-900m from APSU). Inspector applied strict purposive interpretation per para 9.4.2 referencing 1987 Tynwald anti-out-of-town stance.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports retail in existing retail areas at appropriate scale without adverse effect on adjacent areas; major schemes need RIA. 'Existing retail areas' = town centres (not standalone sites); scale inappropriate out-of-centre; disputed impact (5.7-21% diversion).
Business Policy 10
Permits retail only in established town/village centres (exceptions limited). Site not in APSU primary area; Central Area not 'established town centre' (includes non-retail like hospital/industrial).
Douglas Local Plan Policy D/Ret/P1
Restricts retail to defined town centre area (APSU blue); exception for bulky non-food outside. Site designated warehousing, not general retail.
Douglas Local Plan Retail Policy P4
Allocates site for large span non-food bulky goods warehousing. Proposal is food/comparison superstore extension.
General Policy 2
Development must respect amenity/character. Highway impacts (queues/safety) unacceptable.
Transport Policy 1
Safe access/network capacity. Banks Circus fails due to queues/narrow lanes.
Transport Policy 4
No unacceptable traffic impact. Modelling shows DoS >90%, queues to 30+ vehicles.
