27 January 2021 · Delegated - Head of Development Management (Stephen Butler)
Village Fireplaces & Stoves Ltd, The Old Wool Exchange, Peel Road, Douglas, Isle Of Man, IM1 4lx
The proposal involves adding retail showroom use to the existing Village Fireplaces operation in a two-storey detached Manx stone building previously used for storage and distribution. The showroom displays wood burners, fire surrounds, and related bulky goods, with minimal on-site sales and storage; most stock and ope…
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The officer considered the proposal would have 'no adverse impacts upon public or private amenities' and the retail use accords with the site's mixed-use land use designation.
Comprehensive Treatment Area Proposal 3 - Riverside and Peel Road (east)
Permits development including retail warehouse (bulky goods) subject to assessments of accessibility, highway impact, design, visual impact and flood mitigation. Officer assessed the showroom as bulky goods retail fitting this, with no flood/highway issues raised.
Mixed Use Proposal 8a - Riverside Gateway
Supports continuation of existing uses short-medium term and comprehensive redevelopment for bulky retail/leisure/residential. Officer found additional limited retail showroom compatible as bulky goods, not comparison retailing.
Urban Environment Proposal 4
Supports proposals securing future for built heritage assets at risk. Officer noted building's historical/architectural interest (former drill hall, considered for registration) and that continued commercial use aids preservation.
Strategic Policy 1
Requires optimising use of previously developed land/buildings and efficient site use. Officer noted reuse of existing underused building in urban area utilising infrastructure.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns/villages. Site in Douglas urban area satisfied location test.
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 on zoned land. Mixed-use zoning and Douglas location complied.
Strategic Policy 10
Promotes integrated transport minimising car trips and ensuring highway safety. Low trip generation and Highway Services no objection satisfied tests.
Spatial Policy 1
Designates Douglas as main employment/services centre. Retail in Douglas supported economic role.
General Policy 2
Permits zoned development respecting amenities, highway safety, character etc. No adverse amenity/highway impacts found; conditions address specifics.
Business Policy 1
Encourages employment growth if policy compliant. Retail addition supported local business.
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 effects. Limited showroom scale appropriate.
Business Policy 10
Retail in town centres except specified cases. Zoned mixed-use area in Douglas complied.
Transport Policy 4
Highways must accommodate development traffic safely. Four spaces and low trips sufficient per Highway Services.
Transport Policy 7
Requires parking per standards. On-site provision deemed adequate for showroom use.
Operating hours
No customers shall be served or remain in the building outside the following hours: Monday 0900hrs to 1700hr, Tuesday 0900hrs to 1700hrs, Wednesday 0900hrs to 1700hrs, Thursday 0900hrs to 1700hrs, Friday 0900hrs to 1600hrs, Saturday 0900hrs to 1600hrs, Sunday Closed. Reason: The application has included these times in their submission and the application have been considered on this basis.
Goods restriction
Notwithstanding the provisions of article 5 of the Town and Country Planning (Permitted Development) Order 2019, or any order revoking and re-enacting that Order with or without modifications, the goods to be sold within the unit (known as Wool Control) shall consist primarily of indoor and outdoor stoves, electric fires, fireplaces, surrounds, hearths, goods associated with stoves/fireplaces, specialist solid fuel/wood/coal/firelighters etc and associated fireplace equipment (fire guards, coal buckets/hods, fire place mirrors, companion sets and hearth tidys and maintenance products unless otherwise agreed with the Department. Reason: Permission is granted for retail on the grounds of the products lists above (i.e. in association with Village Fireplace business) and consideration has been made on this basis. Further, other goods (i.e. retail) sold form the site could potentially increase customer's number at any one time which could result in a great requirement for parking and cause potential conflict with the adjacent petrol station.
no objection
do not oppose; fireplace showroom does not generate significant trips; historic disturbances pre-date current use; good neighbourliness can manage deliveries
Quayle's Garage Ltd strongly objects to the application due to parking, access, delivery, and safety issues on their adjacent fuel station forecourt; DOI Highways has no objection; Douglas Borough Council has no objection to this application.
Key concern: delivery lorries and vehicles obstructing fuel station access and using forecourt as hazardous thoroughfare in breach of unrestricted access covenant
Quayle's Garage Ltd
ObjectionDelivery Wagons and Vehicular Traffic to your premises should not be using the Brown Bobby Forecourt as a thoroughfare which is both hazardous; the area must remain clear all all times and is to be unrestricted. There is certainly no provision within the Covernant that permits or consents to parking on the forecourt; Lorries are unable to manoeuvre to exit onto Peel Road without entering the neighbouring land across the Brown Bobby Fuel Forecourt as a throughfare
Conditions requested: provide visitor parking clearly signposted within own property up to drainage grid; keep access clear of vehicles at all times, no loading/unloading on Brown Bobby land
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
