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0900301
25 FEB 2005
The Town and Country Planning Act 1999
The Town and Country (Development Procedure) Order 2005
Please type or use block capitals. The person here below named as the applicant is responsible for payment of the appropriate fee. All relevant questions on this form must be answered. Guidance notes are available on request.
| 1 | Is this application for: | Please tick as appropriate | | --- | --- | --- | | | a) Approval in principle; | | | | b) Full approval for development involving building or engineering operations; | | | | c) Change of use of land not involving building or engineering operations; | | | | d) Approval of matters reserved from a previous approval. If yes please provide the reference number of the relevant application: | YES/NO | | | e) Development within a Conservation Area. If yes please include details of any demolition involved: | YES/NO | | | f) Works proposed to a registered building. If yes, please quote the RB number and complete an application for Registered Building consent Form RBAP: | YES/NO | | | g) Retrospect activities OR as a result of an Enforcement enquiry? If yes please quote reference. | YES/NO | | | Relevant FEE ENCLOSED (if appropriate) Where a site or floor area has been used to establish the fee please note that area. Cheques should be made payable to the IOM Government. | £ 3,875 | | 2 | Address or description of the site to be developed. | Tesco Store, Lake Road Douglas and associated highway network | | 3 | Local Authority District. | Douglas | | 4 | a) Full name of applicant. | Tesco Stores Limited | | | b) Address of applicant. | R/A | | | Telephone number | Home |
Form PALS
Please forward site notice to Nick Fleming at Savage Chadwick, Merchants House, North Quay, Douglas, Isle of Man IM1 4LE
5 a) Full name of agent DPP - FAO Jeremy Williams b) Address of agent DPP, The Exchange 3 New York Street Manchester M1 4EN
Telephone number 0161 238 9150
c) If using an Agent, please indicate if the Agent is to be issued with the acknowledgement letter, certificate site notice and undertake responsibility for affixing it at the development site. PLEASE NOTE If this box is not completed all correspondence will be directed to the Agent.
6 Applicant's interest in the site. (e.g. owner, tenant, potential purchaser) Part Owner of Tesco 7 Name and address of: Department of Transport Sea Terminal Building a) The site owner, if different from the applicant. Douglas Isle of Man This relates to the public high- way included in the redline IN1 2RF b) The occupier or tenant of the site if different from above. N/A
c) Has the owner given consent for this application? Certificate P2 (A2 for adverts), issued on validation of the application, must be signed and returned before an application can be determined. SEB/NO
d) Does the applicant own or control any additional land within the vicinity of the application. YE5/NO If YES you should outline the additional land in blue on the site plan.
8 Description of the proposed development. Please state clearly what you propose to do.
Proposed store extension including mezzanine and bulk store extension, decked car park and alterations to existing highway network.
9 a) What is the existing use of the site? (e.g residential, office, retail etc.) Retail & associated parking b) What is the proposed use of the site? Retail & associated parking 10 Details, if known, of any previous planning applications. See planning & retail report Section 2
11 Would the proposed development involve the creation of, or alteration to, a vehicular or pedestrian access to any highway? If YES please provide details. Have you consulted with the Highway Authority? EES/NO YE5/NO
12 Would the proposed development require a new or amended supply of: a) Gas YE5/NO c) Water YE5/NO b) Electricity YE5/NO d) Telecommunications YE5/NO To assess any impact on these utilities, the applicant MUST apply directly to the provider to establish the location of existing services and whether any affect may be caused by the proposed development or works.
Form PA1.5
e) Please give details of the nature of the required supply if other than for a single domestic user.
| 13 | a) How would rainwater run-off from roofs and paved surfaces be disposed of? | As existing | | --- | --- | --- | | | b) How would foul sewage from the proposed development be disposed of? | As existing | | | c) If a septic tank is proposed, please arrange for the excavation of a trial hole, approximately 1.2m deep, on the site thereof, and give details of when and where this may be inspected. | N/A | | 14 | If the proposed development would create additional industrial, retail or office floor space, please give details of the respective areas in square metres. | Increase in net floorspace of 2,790 sqm & gross floorspace of 5,025 sqm | | 15 | a) Are there any trees on or overhanging the site? | No | | | If yes have you consulted with DAFF? | | | | b) Has an accurate survey been included illustrating the position of existing trees and their approximate canopy spread in relation to the proposed works? | Yes | | | Note: If there are trees on the site which are likely to be affected by the proposed works, any decision on the application is likely to be delayed until such a survey has been submitted. | Small trees affected along northern boundary to Bus depot | | | c) Would the proposed building or engineering operations encroach into an area demarcated as the canopy spread? | Yes | | | d) Would any trees be planted as part of the development? | Yes | | 16 | Please give details of any other information relevant to the application. | | | | Note: should you continue onto a separate sheet, each application copy must be accompanied by a copy of the continuation sheet. See covering letter and supporting documents. | |
Have you been provided with Pre application advice from the Area Development Control Officer? YES/NO If yes Officer's name Ian Franks & Ian McCaulty
| 17 | a) Are you making a concurrent application for Building Regulations Approval? | Yes | | --- | --- | --- | | | b) If yes, please underline to which Authority your application has been submitted. | DoLGE Douglas Corporation Onchan District Commissioners Peel Town Commissioners | | | c) The date of submission | | | | d) Building Regulations reference number (if known). | |
Form PA1.5
18 Statement
I hereby enclose four copies (three for windows) of: • this application form • and all supporting plans and attachments which must include*
A Site Location Plan, a current up to date plan in order to identify the property (these can be purchased from the Planning & Building Control Directorate), indicating the site of the proposed works outlined in red, with a blue outline showing the extent of any additional land ownership.
A Site Plan showing the boundaries outlined in red of the curtilage of the building or the building as extended, and its relationship to adjoining boundaries (including written dimensions from each side of the building to it's relevant boundary), and the size, position and use of every other building or proposed building within that curtilage.
An Application check list - Form PL.1
Please Note: The site indicator must be a continuous, unbroken red line delineating the exact footprint of the site proposed.
A copy of this application will be forwarded to the Local Authority of the District, and Network Planning Officer, Department of Transport.
To the best of my knowledge and belief all the information given in this application is true, and the documents provided herewith are accurate.
Dated 30/01/09 Signature of applicant or agent
Jeremy Williams (DPP)
If signing on behalf of a company, please clearly state relationship
Should this application be unsupported by adequate and clear site maps and plans outlining all the works proposed the Department retains the right to refuse acceptance and return the application.
19 SCHEDULE OF DRAWINGS
Please detail the drawing or reference number and/or date of all plans submitted in support of this application.
Should any plans be missing, the application will be considered incomplete.
Please continue on a separate sheet if necessary.
See Covering letter
NOTE: NO WORKS MAY BE COMMENCED UNTIL SUCH TIME AS-
a) On receipt of the Initial Decision Notice the time period for requesting an appeal has expired and no such appeal has been requested:
or
b) Any Appeal has been completed
To: The Secretary of the Planning Committee Department of Local Government and the Environment Murray House Mount Havelock Douglas IM1 2SF
Form PA1.5
Dept of Local Government and the Environment Planning and Building control Directorate Planning Section Murray House Mount Havelock Douglas Isle of Man
Dear Sir/Madam
On behalf of our clients, Tesco Stores Limited, I have pleasure in enclosing an application for improvements to their existing store on Lake Road in Douglas. The proposal seeks to address a number of deficiencies in the current store providing an improved offer and facility for their customers. The works associated with the application include the insertion of a mezzanine the addition of a decked car park to the west of the store and extensions to the east and west elevations to accommodate additional storage areas and a glazed atrium entrance to the building.
The following are submitted in support of the application:
4 copies of the completed and signed application forms;
4 Copies of the Retail & Planning Assessment;
4 Copies of Transport Assessment;
4 Copies of the following plans;
Location Plan (ref: 01-01)
Site Plan (ref: 10-00)
Existing Site Layout and Elevations (ref: 00-01)
Existing Floor Plans (ref: 00-02)
Proposed Ground Floor Plan (ref: 10-01)
Proposed Mezzanine Floor Plan (ref: 10-02)
Proposed Phasing Drawing (ref: 50-01)
Temporary Store Site Plan (re:50-02)
Proposed North & South Elevation and Street Perspective (ref: BG1)
Proposed Elevations (ref: BG2)
Proposed Section A-A: B-B (ref: BG4)
Street Perspective (ref: BG6)
Street Perspective (ref: BG7)
Cheque for £ 3,875 to cover the planning application fee. This has been discussed and agreed with officers.
The application is for improvements to the existing Tesco store in Douglas through the insertion of a mezzanine floor in the building, raising the roof height to provide the necessary internal height within the building, a ground floor extension to the eastern elevation on the site of the existing temporary car park to increase the bulk storage area, a small extension to the south west of the store where the outdoor canopy entrance area is currently located wrapped around onto the western elevation to provide a glazed atrium for the entrance to the store from the car park at ground and first floor level. Overall the proposed improvements would increase the size of the net floorspace of the existing store by 2,79^{\wedge} \mathrm{sqm} as well as increase the floorspace devoted to customer services, coffee shop and entrance lobbies by 451 sqm and an increase in backup space, including bulk store and staff accommodation of 1,783 \mathrm{sqm}. Improvements in non trading floorspace areas including customer facilities (i.e customer services, coffee shop and lobby entrance areas) and additional bulk store/staff accommodation represents just under half ( 45 % ) of the additional space proposed.
A decked car park, providing one level of parking, is proposed to the west of the store, occupying approximately two-thirds of the existing car park site. The new car parking arrangements will provide a total of 566 car parking spaces including 26 disabled spaces and 22 parent/child spaces. The new deck would be screened by timber slats. Access to the store from the car park will be through a new glazed entrance lobby area to the ground floor and via a series of travelators, ramps and lifts to the first floor.
The existing temporary car parking spaces to the east of the stores service yard will be removed to facilitate improvements to the back up areas including additional storage and an improved service yard area. This will provide a better service yard layout and allow elements of storage currently outside in the service yard (chiller units) to be incorporated into the building with proper dedicated chilled and frozen storage areas along with a cage marshalling area and proper facilities to serve the Tesco dot.com service.
The proposed mezzanine extension and ground floor extension, incorporating the existing canopy area outside the existing customer entrance, will allow Tesco to improve the internal layout of the store whilst also allowing for an expansion of existing ranges currently sold in the store as well as some new lines. Providing an expansion to the foodstore will help to eliminate some of this congestion found in the store and therefore provide qualitative improvements to the foodstore. It would also facilitate removal if the Tesco non food offer from the more congested convenience goods sales area to the mezzanine where the layout and display of complementary comparison goods would be provided in one area incorporating improvements on the current position by
Tesco Stores Ltd, Isle of Man
www.dppllp.com
including wider circulation aisles, a more spacious layout along with better displays and choice of goods.
Evidence provided by in independent household shopping survey on the Island confirms that Tesco is the most popular main food shopping destination currently attracting around 44% of all such trips on the Island. Consequently the store is very busy and trades extremely well and shows the demand for this type of shopping facility on the Isle of Man i.e. a superstore. However, trading at the level it is leads to difficulties in the operation of the store which are outlined in detail in the submitted Retail & Planning Assessment.
These include, for example, customer circulation difficulties due to the general busyness of the store and the number of customers trying to move around the store. This results in stock replenishment being required at regular intervals including during busy times. Stocks cages on the shop floor with staff re-stocking further adds to congestion in the aisles as customers move around the store. Checkout areas are also busy with queues. In addition all space available is used to display goods, for example, at the store entrance goods are on display as soon as customers enter the store. This creates a more cramped feel in the store and does not provide customers with an attractive and more open entrance area. The existing Tesco non food offer is scattered around the store and often with one off products displayed for sale on top of existing units. This is inconvenient for customers. The Retail Assessment also details the difficulties in the store's backup area and lack of adequate chilled and frozen storage areas such that storage units are provided in the service yard, which then knocks on the efficient operation of that area.
In order to address these matters and enable Tesco to provide their customers with more of their overall offer, the Company wish to extend the store by erecting a mezzanine floor in the foodstore building to create additional sales floor area, bulk storage and a café area. The additional space will also enable Tesco to include a range of other services, including an extended deli counter, a manned meat and fish counter, as well as a customer café (currently lacking), which would add to the range of services for customers in the store. It is not envisaged the additional floorspace or services would have a significant impact on existing shopping patterns and will largely cater for the needs of Tesco's existing customer base although clearly some new customers will be drawn to the store.
Customers increasingly expect foodstores to have an attractive and spacious environment and an ambience that allows them to carry out their shopping trip not only efficiently but also in relative comfort. Accordingly, Tesco are keen to achieve improvements to keep pace with customer expectations. Tesco has a well-established reputation for quality, product freshness and a high level of customer service, but the size of this store means Tesco cannot stock all the product lines they wish to offer their customers.
Although the floorspace of the store will be increased, the proposal will not significantly increase the profile of the store to the extent that it will become attractive to a large number of new customers. Whilst it is recognised the store will attract some new customers, the proposal is required to improve the existing store to better meet customer needs. This will allow Tesco to
Reference: PL/PL/755706/L007m
Page 3 of 6
Tesco Stores Ltd, Isle of Man
www.dppilp.com
improve the range of products in existing goods lines, the internal ambience and convenience for customers using the store.
The proposal for additional bulk storage will allow for more efficient storage, which would ensure delivery vehicles have a quicker turnaround and result in fewer vehicles waiting in the service yard at any one time. Indeed, the extended store will provide dock level loading bays which will help reduce noise levels and the amount of time lorries have to wait in the service yard or just outside it.
The supporting Retail & Planning Assessment demonstrates that the proposal does not conflict materially with relevant planning policy on the Isle of Man. The analysis shows that the scale of development is appropriate given the store's location in the principle town on the Island i.e. Douglas. It also shows that based on the anticipated uplift in turnover of the store in both the convenience and comparison sectors there would be no adverse impact on the vitality and viability of existing centres, in particular the main shopping area in Douglas town centre.
With regard to design and visual appearance the existing store represents a modern design both in terms of its form and use of materials. The proposed development would continue this approach with the western extension comprising a glazed atrium area to provide an open feel to the main store entrance and maximise natural light in the store. The existing roof is raised in height but maintains the barrelled design approach of the existing store. The height of the warehouse area is higher than the main store and would increase by 1.5 metres whilst the height of the main store would increase by 2.6 metres. The warehouse area would still be the highest point on the building and consequently the perception of the increase in height would be the 1.5 metres.
The eastern extension also adopts a modern approach with the use of materials reflecting and complementing the existing building. Consequently the mezzanine and extension proposals will be consistent with the appearance of the existing store. The use of glazing and similar materials will ensure effective integration of the extension with the existing store. The decked car park would be clad with timber slats to provide screening of cars on the deck. Overall, it is considered that the proposal will have no detrimental impact on the visual amenity of the surrounding area. Against this background and having regard to the location of the store proximate to a registered building and conservation area, we do not consider that the proposed expansion of the existing modern building would adversely affect the setting of the registered building or adversely affect views into and out of the conservation area.
This is a highly accessible site that is efficiently integrated with the existing highway network. A Transport Assessment is submitted in support of the application which demonstrates that the proposal would not have an adverse impact on the surrounding transport infrastructure or overall travel patterns, and the store will continue to be easily and safely accessible by a choice of
Reference: PL/PL/755706/L007m
Page 4 of 6
Tesco Stores Ltd, Isle of Man
www.dpplip.com
transport mode. The Transport Assessment concludes that in terms of junction analysis, the proposed extension can be accommodated within the local road network with the linking of the signalised junctions on the Lord Street corridor together with the upgrading of the Lake Road / Bank Hill priority junction to signalised control. As such it is concluded that the development can be successfully accommodated within the existing transport network.
Other Matters
We consider that there will significant benefits arising from the proposed development including the provision of an additional 250 jobs and an improved main food shopping facility to serve local residents. The proposal will also make a valuable economic contribution and will use an existing urban site more efficiently rather than using undeveloped land.
With regard to other site specific matters, plan Proposed Ground Floor Plan (ref: 10-01) shows that a number of small trees along the northern site boundary would need to be removed to accommodate the car park deck to serve the improved store. Given the scale of the bus depot building on the adjoining site the size of the trees provide very little screening of that development. Furthermore, these small trees do not make a significant contribution to the visual context of the site and are spread out along the boundary. Even if they could be retained they would not be seen from the main public viewing points as you enter the site. Consequently we consider their removal acceptable in planning terms and there would be no harm to the visual amenity of the area.
Conclusions
We consider that the proposed mezzanine does not conflict with relevant planning policy. It would enhance an existing and well used main food shopping destination. The accompanying Retail & Planning Assessment and Transport Assessment demonstrates that that the scale of development is appropriate for this location, that there would be no adverse impact on Douglas town centre and that the proposal would be accessible by a variety of transport modes. The proposal would also lead to the creation of an additional 250 employment opportunities in the store.
In light of the above and the supporting documentation we consider that the proposals will not give rise to demonstrable harm and are acceptable in planning terms. We trust that the enclosed information is complete and will enable the application to be registered forthwith. Should you require any further information, please do not hesitate to contact me.
Yours sincerely
Jeremy Williams
DPP
Direct Line: 0161 238 9853
Reference: PL/PL/755706/L007m
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CC Simon Maxton - Tesco Stores Ltd Andrew Lowe - Tesco Stores Ltd Tony Brunskill - Four Square PR Nick Fleming - Savage Chadwick Michael Summers - Waterman Borehams
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