Officer Planning Report Recommendation

Application No.: 09/00198/B Applicant: Dandara Commercial Ltd Proposal: Creation of a temporary car park Site Address: - Former Car Showroom - Workshops & Display Areas - Athol Garage - Peel Road - Douglas - Isle Of Man - IM1 4LX --- ### Considerations Case Officer: Mr Ian Brooks Photo Taken: 01.04.2009 Site Visit: 01.04.2009 Expected Decision Level: Senior Planning Officer --- ### Written Representations - Grange Bank 17 Belmont Terrace Douglas Isle Of Man - Objects to the proposal --- ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Douglas Corporation Notes: No objection. Consultee: Douglas Development Partnership Notes: Consultee: Drainage Services Manager Notes:** Proposed surface water disposal. see comment. ---

Officer's Report

The Site

The application site represents the curtilage of a vacant car showroom site which has workshops and display areas at Athol Garage which is located near the junction of Peel Road and Circular Road in Douglas. At present there is a showroom at the centre of the site, with additional underground space. The front of the site closest to the Peel Road is at ground level with the rear section (behind the existing garage) has approximately a 3m high drop in ground level.

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7 April 2009 09/00198/B Page 1 of 5

The Proposal

The planning application seeks approval for the creation of a temporary car park on a current vacant site. The existing garage would be demolished and an erection of a divide to separate the change in ground levels. The car park on the upper level would have 37 spaces with the controlled access facing 40 Peel Road.

The lower car park would be blocked off from the upper level and 15 of the 61 car parking spaces would be located under the existing garage showroom. The lower car park would be accessed by a ramp a long the south eastern boundary of the site and the existing hard standing would remain.

Planning Status

The application site is within an area recognised as "Light Industrial Use" identified under the Douglas Central Local Plan, 1998. The Isle of Man Strategic Plan 2007 contains a policy which considered specifically material to the assessment of this current planning application - General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

PA 88/00816/A - Conversion of carpet premises to car showroom, and conversion of diagonostic centre, to car hire and drive - Permitted

PA 91/00511/B - Alterations to boundary wall and entrance \& erection of 7 flagpoles - Permitted PA 92/01695/A - Approval in principle for creation of leisure centre including bowling lanes, former Island Garages - Permitted

PA 99/01090/B - Erection of workshop, Eurocars Garages - Permitted

Representations

The Department of Transport Highways Division do not oppose the development. Douglas Corporation has no objection with the proposal. Drainage Division of Douglas Borough Council have no objection, but have commented that there are no known surface water sewers in the area to drain the proposed car park; it is recommended that the surface water from the development be disposed by alternative methods. If the applicant proposes a piped system then further discussion is required with the Borough of Douglas Drainage Department, prior to any work commencing on site.

Douglas Development Partnership has commented on the proposed application. They have concerns:

• That the development does not provide any indication of measures being taken to control the appearance of the site during its proposed use as a temporary car park
• That many of the temporary car parks around Douglas have a poor impact on the surrounding environment due to their temporary finishes and poor boundary treatments. With the site very visible on a major route into Douglas and a treatment of the standard usually adopted for temporary car parks it is likely to have a detrimental impact on the image and the environment of the route.
• The Douglas Development Partnership finally request the Planning Committee should require further details from the applicant on the ground finishes and boundary treatments proposed prior to considering the application or alternatively to place conditions on a consent such that suitable treatments are required.

The owner and / or occupier of Grange Bank, 17 Belmont Terrace, Douglas has objected to the proposed development. The main concerns raised by the objector are:

• Highway safety concerns, in that the two entrances / exists are too close to the junction at Circular Road and too close to the entrance of Drinkwater St Lane. That 96 cars egressing from the site would be too dangerous
• The department should support the regeneration project for Douglas, to call time on temporary car parks
• Attention should be taken on the aesthetics of the application site as many car parks looks like scrubland, with poor dilapidated perimeter fencing (like many on main routes into Douglas). To make them more pleasing on the eye, to improve Douglas as the applicant can do this to their housing etc with planting and greenery.

Assessment

At present the derelict building looks dilapidated and the removal of it would benefit the aesthetics of the application site and the street scene. At present the existing forecourts (upper car park) of the vacant car showroom are paved in brickwork and concrete and the appearance of the proposed car park would be somewhat visually pleasing compared with other temporary car parks within Douglas. The lower car park would not be visible from the public thoroughfare due to the change in ground levels and the siting of cars at the foreground which would obstruct the view to this area of the site. As the site was previously used as a car showroom, the appearance of cars throughout the forecourt would be seen as a familiar sight; as such the proposed car park would have no adverse impacts on the locality or the surrounding area in general.

The concern that the two entrances to the application site are too close to the junction at Peel Road and Circular Road and too close to the access of Drinkwater Lane are not considered being satisfactory statements for a refusal. The distance between the car park entrance closest to the

junction of Peel Road and Circular Road is approximately 80m, which is considered to be sufficient to provide a safe exit from the proposed car park.

Keeping this in mind and taking into account the lack of opposition from the Department of Transport Highways Division in regard to the proximity of the upper level car park entrance to Drinkwater Lane (which is located opposite), is taken as evidence that either entrance should not cause undue harm to highway safety.

The other access to the site (the proposed access to the lower car park) which is there at present has good visibility and good manoeuvrability space which provides a safe and convenient access for all highway users which is encouraged under General Policy 2 of the Isle of Man Strategic Plan.

RECOMMENDATION For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. PARTY STATUS

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• The Department of Transport Highways Division
• Douglas Corporation

Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

• The owner / occupier of Grange Bank, 17 Belmont Terrace, Douglas
• The Douglas Development Partnership

Recommendation Recommended Decision: Permitted Date of Recommendation: 02.04.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

• C : Conditions for approval
• N : Notes attached to conditions
• R : Reasons for refusal
• O : Notes attached to refusals

C 1.

This permission is for a period of 2 years from the date of the notice. The proposed use must cease after this date unless there is by then planning permission for a further period of use.

C 2.

7 April 2009

09/00198/B

This approval relates to the submitted drawing APL/100 A received on 10th February 2009.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 8 April 2009

Signed : ______________________________

Senior Planning Officer