15 March 2021 · Delegated - Principal Planner Sarah Corlett
Hooded Ram, 7, Clinches Court, North Quay, Douglas, Isle Of Man, IM1 4lh
The proposal is to change Shop 7 in Clinches Court, Douglas, from a vacant shop (previously an off-licence) to a dental practice, serving as an extension to Units 9 and 10 already operated by the applicant.
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The officer assessed the proposal against General Policy 2 (development respecting site/surroundings, amenity, highways, and adjacent land use), Environment Policy 35 (preserving/enhancing Conservatio…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect character/amenity/highways/adjacent land. Officer assessed change of use as acceptable in town centre as extension to existing practice with no greater impact.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Assessed as compliant since no external changes and impacts not exceeding existing practice in North Quay Conservation Area.
Transport Policy 7
Requires parking per standards (e.g. for assembly/leisure 1 space/15m²). Compliant as Highway Services confirmed no significant highway/parking impact; town centre location with nearby parking/public transport.
Environment Policy 10
Requires flood risk assessment where potential risk. Site in high flood risk but no formal assessment needed as change of use does not increase flood damage/risk.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Acceptable as change of use does not increase flood damage on/off-site.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
no objection
do not oppose; no significant negative impact upon highway safety, network efficiency and/or parking; recommend bicycle parking if space allows
no flood risk management interest
most concerns raised by objector have existing solutions within Units 9-10
Public objection on health/safety grounds including ventilation, infection control, and X-ray safety; statutory consultees (Douglas Borough Council, Highways, Flood Risk Management) raised no objections.
Key concern: Lack of ventilation, infection control (HTM105), and X-ray safety measures making the proposal dangerous to public health
Individual resident (62 Spectrum Apartments)
ObjectionThe planned surgery has no windows and ventilation systems which should be an essential health and safety measure; The planning proposal is not fit for purpose and is just plain dangerous to the public regarding disease spread, cross-infection and patient and staff; The application does not comply with General Dental Standards, HTM105 Standards (Decontamination in primary care dental practices (HTM 01-05)); If this were granted you would be putting LIVES at risk
Conditions requested: 12 car park spaces should be made available and stipulated
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Department of Infrastructure Highways Division
No ObjectionDo not oppose; Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking given that the proposed is an extension of an existing and neighbouring dental practice
Conditions requested: If space permits, such as within the rear courtyard, bicycle parking should be considered for staff and visitors, such as at a typically ratio of one place per three staff and one per ten staff respectively
