Loading document...
==== PAGE 1 ====
22/00668/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00668/B Applicant : Isle Of Man Government Department Of Infrastructure Proposal : Installation of a cycle shelter Site Address : Department Of Properties And Estates Hills Meadow Industrial Estate Douglas IM1 5EF
Head of Development Management: Mr S Butler Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 19.07.2022 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The cycle shelter would be located within a turning space as show on the approved car park layout for the site and so would make that part of the car park difficult to use (if laid out in accordance with the approved details) and so could be contrary to General Policy 2(h). __
Interested Person Status - Additional Persons
DOI (Flood Risk) should be afforded IPS as they have commented on material planning issues. __
Officer’s Report
1.0 THE SITE 1.1 The site is located within an existing industrial estate within Douglas.
2.0 THE PROPOSAL 2.1 Proposed is the erection of a 10 space bike enclosure - 4.12m x 2.88m x 2.2m height with roof (Powder Coated). The compound can be Surface mounted onto an existing concrete base or sub surface mounted using concrete pockets. The cycle compound to be fitted with 10 helmet lockers.
3.0 PLANNING POLICY
Area Plan for the East
==== PAGE 2 ====
22/00668/B Page 2 of 4
3.1 The site is zoned within a Mixed Use Area within the Area Plan for the East, the policy for which states:
"Mixed Use Proposal 8b There will be continued support for existing uses in the short-medium term. Consideration will be given to the comprehensive re-development of the area for leisure, retail warehouse (bulky goods) uses. Any redevelopment would be subject to master-planning and would include a flood-risk assessment, pedestrian and cycle links and environmental enhancement alongside the River Glass and a highway impact assessment. Residential and office uses may be appropriate on upper floors. Comparison goods retailing will not generally be supported".
3.2 Transport Proposal 1 states, "Development proposals must take into account the Active Travel Strategy and any specific actions set out in the Active Travel Action Plan".
The Strategic Plan 3.3 General Policy 2 sets out Development Control Considerations, including that development will be permitted provided it,
"(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space"
3.4 Environment Policies 10 and 13 relate to flooding. A number of policies which support making provisions for travel by cycle.
4.0 PLANNING HISTORY 4.1 19/00023/B - Alterations in connection with conversion of existing storage area to open plan office space, installation of mezzanine floor to provide additional office space, formation of window and door openings, provision of external fire escape and entrance canopy and partial demolition of redundant rear building to create additional parking and pedestrian access approved 16.04.2019.
4.2 Condition 2 stated, "2. The proposed parking layout shall be provided prior to occupation of the development and permanently retained as such thereafter. Reason: In the interests of the safety of site users and overall highway safety in accordance with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016".
4.3 The approved parking plan for the site (1611-109 H dated October 2018) shows parking spaces laid out to the Southern Boundary of the site and a hammerhead turning speace at the South Eastern corner.
4.4 The condition approval memo states,
"The agent for the application has provided a plan and covering letter dated 19th March 2020 detailing the following for the car parking, "We can confirm that the car parking demarcation has been completed. This has been rationalised on site during the implementation of the same resulting in an increase of 1 no. space and, therefore, the total capacity is 43 no. spaces rather than the 42 no. shown on the previously approved drawing. To this end we are pleased to enclose a copy of drawing 1611-109-H. We believe, therefore, that this condition can be discharged."
4.5 And concludes,
"With Highways accepting the new car parking drawing, drawing no. 1611-109-H satisfied Condition 2 of PA19/00023/B".
==== PAGE 3 ====
22/00668/B Page 3 of 4
5.0 REPRESENTATIONS 5.1 DOI Highways state (23.06.22) that, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The bicycle parking storage facility is welcomed. Electric vehicle charging points should be considered".
5.2 DOI Flooding indicate no objection (20.06.22).
5.3 Douglas Borough Council indicate no objction (08.07.22).
6.0 ASSESSMENT 6.1 The proposed cycle shelter would be ancillary to the main use of the site, and would facilitate active travel. The principle is therefore acceptable.
6.2 Visually, there are no concerns with the proposal.
6.3 In relation to flooding, the applicant has noted, "The Shelter is sited within a flood zone the shelter has 6 legs bolted to floor and the shelter main body is elevated by 150mm so having no effect to the flood zone as water will pass underneath it as it does at present".
6.4 The cycle shelter would be located within a turning space and so make part of the car park difficult to use and so could be contrary to General Policy 2(h). Whilst the photograph provided with the application shows the area being used for storage of seats/materials and so not currently available for vehicle movements this is contrary to condition 2 of PA19/00023/B.
6.5 In discussion with the applicant it is understood that the parkng layout as a whole has been amended and as such the space proposed for the current application may be available, however these amendments are not within the scope of the current application and, whilst they may potentially be acceptable they cannot be assessed. Approval of the application as submitted would prevent the site being laid out in accordance with the approved details (and so prevent compliance with the conditions). The applicant has been advised to submit a fresh application for the whole site so that the parking arrangement can be assessed and then, if acceptbale, the cycle shelter can then be considered.
7.0 CONCLUSION 7.1 The cycle shelter would be located within a turning space as show on the approved car park layout for the site and so would make that part of the car park difficult to use (if laid out in accordance with the approved details) and so could be contrary to General Policy 2(h).
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine:
==== PAGE 4 ====
22/00668/B Page 4 of 4
o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Refused Date: 20.07.2022
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal