10, Spring Valley Industrial Estate, Douglas, Isle Of Man, IM2 2qr
The application seeks permission for a new discount food store (approx. 1,247m² GIA, intended for Iceland Food Warehouse) on a site currently occupied by outdated industrial units within Spring Valley Trading Estate, an established industrial/commercial area off Cooil Road in Braddan.
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All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Business Isle of Man references industrial zoning in Area Plan for the East and SP9 (business policies); recommends assessing sequential test for town centre/edge-of-centre sites, retail impact, public transport integration, community benefits before approving out-of-centre retail.
Traffic modelling acceptable; junctions operate within capacity; parking sufficient with turnover; access visibility compliant; requests further info/revisions on mobility parking, cycle storage, parking dimensions, highway improvements but does not oppose
Eden Park Developments Ltd does not object to the principle but raises multiple highways concerns requiring further assessment; DOI Highways requests revisions on parking, cycle storage and highway improvements without opposing; Agrimark Ltd strongly objects due to traffic conges…
Key concern: traffic impact on Fort North Roundabout and Estate Road/Cooil Road junction capacity and safety
Eden Park Developments Ltd
Conditional No ObjectionWe do not object to the principle of this planning application; There are a number of areas of concern, or where additional information is required, before it can be demonstrated that the proposal is acceptable; Any planning consent granted should be specifically related to a discount food store only
Conditions requested: planning consent specifically for discount food store only; revised traffic assessment with realistic 20-30 minute catchment; demonstrate Fort North Roundabout operates satisfactorily or provide mitigation; visibility analysis at Cooil Road/Springham Park junction; assessment of Spring Valley Industrial Estate roundabout and Springham Road; Stage One Road Safety Audit; pedestrian crossing at site access; increase mobility impaired parking to 10%; covered and secure cycle parking
DOI Highways
Conditional No ObjectionThe traffic projection and junction modelling demonstrates that the increase in vehicle trips expected from this development would not cause an unacceptable impact; Manual for Manx Roads specifies the quantity standard - In order to meet the needs of people with disabilities and those with young children, 10% of all car parking spaces should be provided to mobility standards; Recommendation: Request further information / revisions
Conditions requested: consideration of highway improvements and parking restrictions along Estate Road; increase provision of mobility impaired spaces to 10%; provision of covered and secure cycle storage for staff; increase parking space dimensions to 5m x 2.6m; full Travel Plan to be prepared and implemented; road safety audit for Section 109(A) Highway agreement; infrastructure for future EV charging
Agrimark Limited (Unit 1 Spring Valley Industrial Estate)
ObjectionWe object to the application on traffic grounds; There is already significant queuing of traffic at the estate road junction with Cool Road which regularly blocks our entrance; An Industrial Estate is not a suitable location for a busy food superstore or a discount food store
Business Isle of Man
No CommentWhether the sequential approach undertaken is thorough enough to demonstrate that no suitable town centre or edge-of-centre sites are available; This comment is provided by Officers within Business Isle of Man and should be considered as Officer comment only
Conditions requested: consider sequential test for town centre/edge-of-centre sites; assess impact on existing retail; integrate with public transport and active travel; include community benefits like local employment
