Approval in principle for the development of the site for residential and retail / commercial purposes

Refusal Reasons

• ✗The proposed development would be contrary to Strategic Policies 7 and 9, General Policy 2, Business Policies 5, 7 and 10 of the Isle of Man Strategic Plan 2007 in that: 1. The site is not zoned for retail, offices or residential purposes; 2. Insufficient evidence has been submitted to demonstrate the retail purposes would not adversely affect the vitality and viability of Douglas Town Centre, and 3. The redevelopment of the site would result in the loss of industrial land.
• ✗The proposed redevelopment would be contrary to Environment Policy 26 of the Isle of Man Strategic Plan 2007 in that the outline remediation strategy does not demonstrate that there is no unacceptable risk to health, property or adjacent watercourses.
• ✗The proposed redevelopment would be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007 in that the outline remediation strategy proposes hardstanding and hard landscaping across much of the site surface, which would create a poor residential environment for future occupiers of the residential units and would result in a poor form of development to the detriment of the visual amenities of the locality.
• ✗The proposed redevelopment for residential purposes would be contrary to General Policy 2 and Environment Policy 24 of the Isle of Man Strategic Plan 2007 in that it is impossible to conclude that the noise mitigation measures are acceptable for the development as no detailed layout plans or detailed mitigation proposals have been submitted for consideration.
• ✗The indicative layout would be contrary to Recreation Policy 3 of the Isle of Man Strategic Plan 2007 in that the development does not provide adequate open space provision within the proposed layout. In the absence of details showing how the required level of on-site open space could be provided, and bearing in mind the known ground contamination issues, the Planning Authority is not satisfied that the proposed development could accommodate the required level of open space.
• ✗The proposed redevelopment would be contrary to General Policy 2 and Housing Policy 6 of the Isle of Man Strategic Plan 2007 in that the piecemeal development of the site and the industrial/commercial nature of the surrounding uses would result in a poor outlook and general environment for future occupiers of the new apartments.