21 March 2022 · Delegated - Principal Planner (Jason Singleton)
Nunnery Mills, Old Castletown Road, Douglas, Isle Of Man, IM2 1qa
The proposal involves erecting an extension to the existing warehouse at Tesco Store on Lake Road, Douglas, with remodelling of the rear service yard and overflow car park. Key changes from prior approvals include an alternative yard wall realignment for better vehicle tracking, updated elevations based on accurate sur…
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The proposal is not significantly different from previous 2019 (PA 19/01130/B) and 2020 (PA 21/00164/MCH) approvals for similar warehouse extension and yard remodelling, which established the principl…
Strategic Policy 1
Requires development to make best use of previously developed land and existing infrastructure. The proposal reuses existing supermarket curtilage for warehouse extension, complying as it utilises underused yard area without needing new land.
Strategic Policy 2 - Priority for new development to identified towns and villages
Focuses new development in existing settlements. Site is within Douglas settlement, an allocated main employment area.
Spatial Policy 5
Requires well-designed development contributing positively to environment. Minor visual changes from alterations deemed acceptable with no significant harm to character.
Strategic Policy 6 - Major employment-generating development
Major employment development on allocated land in centres. Warehouse extension supports existing retail/employment use in Mixed Use Riverside Gateway zone.
Strategic Policy 7
Protects land designated for retail for such uses. Extension provides storage associated with superstore, not retail sales.
Strategic Policy 10
Promotes integrated journeys, minimises car use, facilitates other modes. Cycle parking condition addresses this, mitigating parking loss.
General Policy 2
Detailed development control considerations. Proposal assessed acceptable subject to conditions on access, visibility, and use.
Environment Policy 10
Flood risk policy. Additional FRA confirmed no significant water displacement in high flood risk area.
Environment Policy 11
Flood risk policy. Development type less vulnerable, no alteration to flood pathways.
Business Policy 1
Encourages growth of business opportunities. Supports additional storage for existing superstore.
Transport Policy 1
Best located close to existing transport links. Site access improvements deemed highway acceptable.
Transport Policy 2
Provision for bus, pedestrian, cycle routes. Cycle parking condition and staff gate address cycling/pedestrian needs.
Transport Policy 4
Safe provision for journeys. Visibility splays and access layout conditions ensure safety.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Needs of pedestrians. Emergency pedestrian route and staff gate provided.
Transport Policy 7
Parking standards. Remaining parking adequate at 1 space per 13.1sqm GFA despite loss of 9 spaces.
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.
Non-retail use restriction
For the avoidance of doubt no approval is hereby given for the use of the new warehouse building hereby approved to be used for retail purposes, and shall only be used for storage purposes associated with the Tesco superstore. Reason: The application has sought additional warehouse space and the application has been judged on this basis only.
Cycle parking details
Prior to the first use of the building hereby approved, details of cycle parking shall be provided to and approved in writing by the Department. The cycle parking shall be installed within 6 months of the cycle parking details being approved and retained as such thereafter. Reason: To encourage sustainable transport in accordance with the active travel strategy.
Vehicular access and highway works
The development hereby approved shall not be occupied or operated until the means of vehicular access and highway works have been constructed and carried out in full accordance with the approved plan drawing number P04 Rev #, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Visibility splays
The visibility splays identified on drawing number SK02 Rev A shall be constructed in full accordance with the approved details and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
in support
do not oppose subject to conditions ensuring layout accords with drawings, visibility splays provided and retained, and cycle parking provision; access/egress acceptable, adequate visibility, suitable for large vehicles, parking adequate, no significant road safety issues
no objection following additional information; footprint causes no significant potential water displacement in a flood event
Highways Development Control raised initial concerns requiring additional visibility splay details but ultimately issued DNOC subject to conditions on layout, visibility, and cycle parking; Flood Risk Management deferred then issued DNO; Douglas Corporation supported the application.
Key concern: Absence of Stage 1 Road Safety Audit
Highways Development Control
Conditional No ObjectionThe modified access would have adequate exit visibility splays... 2 x 17.5m to the left and 2 x 43m to the right; although the set back should be 2.4m rather than the 2m shown.; HDC raises no opposition subject to the layout according to Drawing No: P04 rev #; visibility splays to Drawing No: Sk02 Rev A and details for approval of cycle parking pre-commencement.; Provision of extra stands and more practical arrangements for cyclists should be installed to meet Active Travel and climate change objectives.
Conditions requested: Layout according to Drawing No: P04 rev #; Visibility splays to Drawing No: Sk02 Rev A; Details for approval of cycle parking pre-commencement; Provision of extra stands and more practical arrangements for cyclists (nine long stay and 16 short stay spaces); Programme to install up to 10% of available car parking spaces with electric vehicle charge points
Highways Development Control
No CommentNo visibility splays are submitted as required. Details are necessary.; The Applicant / Developer shall provide run off / surface water drainage where necessary to prevent water from flowing out onto or damaging the public road.
Flood Risk Management Division
No ObjectionAfter careful consideration we have concluded that the footprint of the proposed structure causes no significant potential water displacement in a flood event.
Flood Risk Management Division
No CommentWhilst we are confident that the Applicant is aware of the risks undertaken with building in a flood zone we would like an Assessment of Displaced Water that this development would cause.
Douglas Corporation Environmental Services Committee
SupportHaving given consideration to the proposed development the Committee resolved to support the application.
