1 April 2022 · Planning Committee (decision made 28.03.2022, signed by Mr C Balmer Presenting Officer)
20, St Georges Street, Douglas, Isle Of Man, IM1 1ah
The proposal seeks permission to continue using an almost-triangular brownfield site as a temporary car park for 22 spaces, linked to parking needs for nearby approved offices occupied by Microgaming Ltd.
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The officer concluded there is sufficient justification to approve the temporary car park use until 2024, given the Covid pandemic's financial and operational impacts which halted planned development …
Strategic Policy 10
Requires new development to promote integrated transport minimising private car journeys, maximising public transport, ensuring highway safety, and encouraging pedestrian movement. Assessed as compliant given acceptable layout and past operation without highway issues.
General Policy 2
Permits development in accordance with Area Plan zoning if respecting site/surroundings, character, amenity, highway safety, and parking. Proposal not in accordance with Mixed Use zoning but exceptionally justified as temporary.
Transport Policy 4
Requires highways to accommodate development traffic safely. Highway Services noted no issues with layout despite objection on principle.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Gives equal weight to pedestrians in design. No adverse impacts raised.
Environment Policy 36
Permits development near Conservation Area if not affecting views. Site abuts Athol Street/Victoria Street Conservation Area; no detrimental view impacts noted.
Environment Policy 43
Supports regeneration of run-down urban areas via re-use rather than demolition. Temporary use accepted exceptionally despite discouraging permanent redevelopment.
Strategic Policy 1
Requires optimising previously developed land. Cited by objector as failed; officer weighed against temporary exceptional circumstances.
Transport Policy 7
Sets parking standards; long-term aim to reduce town centre parking. Objectors cited conflict; officer found acceptable for temporary staff use.
Time limit for temporary use
The use of the site as a temporary car park may continue until 2 years from the date of this decision notice whereupon the use must cease. Reason: to reflect the intention of the application and to coincide the temporary period to that of recent approvals for temporary car parks in Douglas, all to accord with the COMIN directive on temporary car parks.
Both Douglas Borough Council and DOI Highways Development Control object to the continued use of the 22 temporary car parking spaces, citing conflicts with strategic planning policies promoting brownfield redevelopment over temporary car parks.
Key concern: contrary to policies promoting brownfield redevelopment over continued temporary car parking
Douglas Borough Council
ObjectionThe Council objects to this proposal on the following grounds; continued use of the site as a temporary carpark would be contrary to the above policy; planning approval for temporary car parks should not be given for more than two years
Conditions requested: any permission granted should be conditional on improvements to upgrade the surface of the carpark with tarmac (or similar) in order to improve its visual appearance and reduce the growth of weeds/vegetation
DOI Highways Development Control
ObjectionHDC raises opposition to this proposal; it would represent an unsustainable form of development contrary to the COMIN directive and spirit of IOM Strategic Plan, Transport Policy 7; Recommendation: 0 ... O - Oppose
