29 October 2021 · Delegated - Principal Planner Chris Balmer
Offshore Vapes, 11, Castle Street, Douglas, Isle Of Man, IM1 2ex
The site is a two-storey end-of-terrace retail unit at 11 Castle Street in Douglas, previously approved for conversion to ground floor retail/cafe and first floor residential/tourist accommodation under PA 19/01103/B, which included a condition for external recessed bin stores on the south elevation.
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The officer assessed that omitting the two twin doors on the south elevation would retain the existing facade with only the fire door visible, deeming this non-contentious and having no impact on the …
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site/surroundings in siting/layout/scale/design (b), does not adversely affect townscape character (c), and does not harm local residents' amenity or locality character (g). The officer tested the internal bin reconfiguration and omission of external doors against these, finding no external changes visible, no harm to townscape or amenity, and adequate internal provision via conditions, thus compliant in the mixed-use primary retail frontage.
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.
Bike and bin storage implementation
The proposed bike and bin storage as shown on drawing referenced; JTM1928-VC-01-REV-B, shall be implemented and made available within four weeks from the date of this notice and maintained for the occupants / users of the building at all times. REASON In the interest of public and private amenity.
No external refuse storage
No approval is hereby given for refuse or recycling storage along the unnamed lane between Castle Street and Market Street adjacent to 11 Castle Street or within Castle Street. Reason: to protect the street scene and highway safety.
Waste management strategy
The application hereby approved shall implement a waste management strategy to handle the disposal of refuse and recycling and shall be made available for inspection by the Department. REASON: Planning permission has been granted as an exception, to ensure the waste and recycling generated from the premises is managed in a controlled manner to prevent any Environmental Health Issues arising.
No objection to amended plans if conditions attached to protect amenity and ensure no detrimental effect on streetscene
Happy if bicycle storage omitted to allow adequate bin storage on amended plans
Douglas Borough Council initially objected to the application due to inadequate bin storage and bicycle storage conflicts but withdrew their objection after amendments, subject to specific conditions on waste management and no external storage.
Key concern: inadequate separation and manoeuvrability of bicycle and bin storage contrary to Manual for Manx Roads
Douglas Borough Council
Conditional No ObjectionThe Council would no longer object to the application; Having bicycle and bins in the same confined space is not acceptable and falls short of the guidance within the Manual For Manx Roads 2021; We do not believe that leaving waste bins overnight for collection the following day is a solution that will work
Conditions requested: The proposed bike and bin storage as shown on drawing referenced JTM1928-VC-01-REV-B shall be implemented and made available within four weeks from the date of this notice and maintained for the occupants/users of the building at all times; No approval is hereby given for refuse or recycling storage along the unnamed lane between Castle Street and Market Street adjacent to 11 Castle Street or within Castle Street; The application hereby approved shall implement a waste management strategy to handle the disposal of refuse and recycling and shall be made available for inspection by the Department
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHDC is agreeable to no bicycle storage to allow for adequate waste bin storage; The unnamed lane... is a busy and attractive pedestrian route. The storage of bins on the highway must remain temporary; The bicycle parking should be kept separate from the bin store for access, security and other reasons
Conditions requested: No approval is hereby given for refuse or recycling storage along the unnamed lane between Castle Street and Market Street at south of 11 Castle Street
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 25.08.21
Conditions requested: No approval is hereby given for refuse or recycling storage along the lane between Castle Street and Market Street at south of 11 Castle Street. Reason: to protect the street scene and highway safety
Department of Infrastructure (DOI) Highways Division
ObjectionRecommendation: Revisions
