1 December 2015 · Planning Committee
The Bathroom Showroom, The Milestone, Peel Road, Douglas, Isle Of Man, IM1 5ed
The application proposed erecting a single-storey flat-roof extension to the rear of the shop at the Milestone Petrol Station, adding 84 sq m of footprint for extra shop floor, store, and staff areas, reducing the size from a previously approved scheme.
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The principle of the extension was established by prior approval PA14/00561/B, and this reduced scheme (43 sq m smaller) remains acceptable as it provides convenience-type retail serving top-up shoppi…
Strategic Policy 1
Requires optimising previously developed land and efficient site use with access and parking. The officer assessed the proposal as making best use of the existing petrol station site with adequate parking from prior assessment.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to towns/villages. Douglas urban area is the main employment/services centre, and the site is within it on an established commercial use.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires new retail in town centres except neighbourhood shops. Exception applied via Business Policy 5 for ancillary convenience retail at petrol station, restricted by condition.
Strategic Policy 10
Promotes integrated transport minimising car journeys and ensuring highway safety. Assessed as acceptable with no highway objections and sufficient parking.
General Policy 2
Principles applied despite not strictly light industrial use: respects surroundings, no adverse amenity/highway impact, adequate parking, no harm to character. Design, scale, and siting found appropriate.
Business Policy 5
On industrial land, retailing permitted if ancillary and not detracting from town centre (e.g. convenience goods). Condition limits to convenience items; officer confirmed no detriment given existing garage retail precedents.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports new retail in existing areas at appropriate scale without adverse effect. Floorspace under 500 sq m, no Retail Impact Assessment needed; reduced size limits impact.
Business Policy 10
Retail in town centres except Business Policy 5 instances. Exception justified for petrol station convenience store.
Transport Policy 7
Requires parking per standards. Prior assessment confirmed 12 customer + 2 staff spaces sufficient; no change despite reduced floorspace.
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
do not oppose the application
Douglas Borough Council (Building Control) and DOI Highways both have no objection to application 15/01073/B.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals.; It should be noted that the above comments are made in relation to the Town and Country Planning Acts and does not imply approval or consent under any other relevant enactment, byelaw, order or regulation.
DOI Highways
No ObjectionDo not oppose; DNO on 01/10/15; Conditions (if any)
