8 November 2023 · Planning Committee
Industrial Unit, Millmount, Douglas, Isle Of Man, IM2 1hf
The proposal involves redeveloping a brownfield industrial site by retaining an existing warehouse and erecting 9 new light industrial units (units 1-5, 8-9, 10-11) with dual/mono-pitched roofs, grey profiled cladding, roller shutter doors, associated one-way access road, 38 parking spaces, cycle storage and site level…
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The site is zoned for industrial use on the Area Plan for the East, making the principle of light industrial redevelopment acceptable under Strategic Policies 1,2,7, Spatial Policy 1, Business Policie…
Strategic Policy 7
Retention/protection of undeveloped land zoned for industrial purposes. Redevelopment uses zoned industrial land appropriately.
Strategic Policy 10
Sustainable transport. Acceptable due to pedestrian/cycle access, bus proximity, cycle parking exceeding standards.
Strategic Policy 1
Development within Douglas urban area. Site location compliant.
General Policy 2
General development considerations including visual amenity (b,c), neighbouring amenity (g). No detrimental impacts; design corresponds to industrial vernacular.
Environment Policy 4
Protection of species and habitats. No net biodiversity loss via enhancements (boxes, planting); conditions secure details.
Environment Policy 10 - Development and flood risk
Development and flood risk. Revised levels to 12.5mAOD per FRA acceptable in high flood area.
Environmental Policy 22
Protection of environment/residential amenity from pollution. Conditions prevent runoff pollution to River Dhoo.
Environment Policy 42 - character and need to adhere to local distinctiveness
Designed to respect locality character. Screened by trees, not visible in streetscene.
Business Policy 1
Support for employment-related development according with policy. Provides modern units, increased floorspace, startup opportunities.
Business Policy 2
Land for industrial development designated. Uses zoned land.
Business Policy 5
Industrial development only on zoned land; no retail except certain cases. Light industrial (Class 2.3/2.4) compliant.
Business Policy 6
Area Plan briefs support zoned industrial land. Employment Proposal 1 supports light industrial.
Transport Policy 4
Highway safety. Access, manoeuvrability, visibility splays addressed post-amendments.
Transport Policy 7
Parking provisions. 38 spaces near standard, plus cycles; sustainable location.
Transport Policy 8
Transport Assessment for major development. Road Safety Audit addressed issues.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Access and site layout approval
The development hereby approved shall be undertaken in full accordance with drwg. no. JTM2170-P-08 C, in relation to the access and site layout.
Construction Management Plan
Prior to the commencement of the development hereby permitted, a Construction Management Plan shall be submitted to the Department for approval in writing. The development shall thereafter be undertaken in strict accordance with the approved details.
Landscaping and ecological enhancement scheme
Prior to the commencement of the development hereby permitted, and notwithstanding information already received to date, a detailed landscaping scheme and updated ecological enhancement plan shall be submitted to the Department for approval in writing. The plan should contain the following information: - Details, including type and location, of nesting bird boxes to be erected on the new buildings. - Details, including type and location, of bat boxes to be erected on the new buildings. - Details of the shade tolerant ground flora - including seed mix, species composition, and details of how this area is to be created and managed. - Details of the new tree planting, including species and timing of planting. All hard and soft landscaping works shall be completed in full accordance with the approved details prior to the occupation of the relevant building/s i.e. dwellings, nursery/retail unit and thereafter retained. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Construction Environmental Management Plan (CEMP)
Prior to the commencement of development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Department, with all works to be undertaken in accordance with the approved detail. The CEMP will need to incorporate the following measures and detail: - A responsible eradication and/or avoidance plans for Wildlife Act 1990 Schedule 8 Japanese knotweed, montbretia and Griselinia. - Measures to be taken to ensure that the proposals do not result in the degradation and pollution (including light pollution) of the River Dhoo and ultimately Douglas Bay Marine Nature Reserve, either through direct impact or as a result of run-off entering the watercourse; - Construction exclusion areas and other measures to prevent damage to retained trees and surrounding vegetation. - Measures to be taken to ensure that bats are not harmed by the works - pre-demolition checks and emergence surveys of the buildings and crumbling walls, and measures to be taken should bats be found during the works. - Reasonable Avoidance Measures for nesting birds to ensure they are not harmed by the works - vegetation removal outside of the nesting season, or thorough checks prior to removal.
Lighting plan
No permanent lighting shall be installed within the site unless a sensitive low level lighting plan, following best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8 on Bats and Artificial Lighting (12th September 2018), has been submitted to the Department and approved in writing.
Tree protection measures
Prior to the commencement of the development hereby permitted, and notwithstanding the information already received, detailed information of tree protection measures, including the technical specification of fencing and signage, shall be submitted to the Department for approval in writing. The development shall thereafter be undertaken in strict accordance with the approved details.
No mezzanine floors
Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floor shall be constructed without a further application for planning approval being submitted and approved.
Use class restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the units hereby approved shall only be used for General industrial (Class 2.3) and/or Storage/distribution (Class 2.4) and for no other purpose at any time.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the vehicle parking and turning areas have been provided in accordance with approved plans and the parking and turning areas shall thereafter be kept available for the parking and turning of vehicles associated with the development.
No external storage
No items of machinery or any equipment or other goods shall be kept outside of any buildings and all activities shall be undertaken within the buildings unless otherwise agreed in writing by the Planning Authority.
Hours of operation
The buildings shall be used only from Monday to Saturdays inclusive and no business shall be carried out therein on Sundays or Bank Holidays unless otherwise agreed in writing with the Planning Authority.
Drainage implementation
The development shall be implemented strictly in accordance with the drainage plan/details referenced; JTM2170-P-10 C. No part of the development shall be occupied until the agreed drainage strategy has been implemented. The drainage system shall be permanently retained thereafter in accordance with the submitted details.
Petrol/oil interceptors
Prior to the commencement of development hereby approved, and notwithstanding the information already received, a surface water drainage plan showing details and the location of the petrol and oil interceptors, complete with trade literature and a management plan for maintenance shall be submitted to and approved in writing by the Department. The development shall be undertaken in accordance with the approved details and maintained as such thereafter.
Vehicle access alterations
Prior to the erection of the units hereby approved, the vehicle access alterations proposed in the transport plan referenced; JTM2170-P-08-C shall be implemented in full and retained, unless otherwise agreed in writing with the Planning Authority.
No major concerns with amendments; does not warrant withdrawing support
Acceptable in highway terms subject to conditions for access layout, construction management plan and s109(A) agreement
Content with changes to bird boxes; recommends conditions for ecological mitigation plan, CEMP and lighting
Withdraws objection post-amendments; requests tree protection condition
No additional concerns after environmental amendments
Happy with FRA findings and finished flood level of 12.5mAD02
No objection subject to conditions on sewer protection, drainage details
No objections provided no adverse effect on watercourse and precautions against contamination
Supports as valuable brownfield regeneration providing modern units for small businesses, accords with policies and strategies
DEFA Biodiversity initially objected due to lack of ecological surveys and habitat loss but later withdrew objection subject to detailed mitigation conditions; Highways and Manx Utilities provided conditional no objections; DED supported the application.
Key concern: Lack of ecological surveys, habitat loss and potential impacts on protected species and River Dhoo
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team currently object to this application because of the lack of ecological consideration.; We believe that what is presented is overdevelopment of the site and priority should be given to retaining greater levels of existing vegetation.; This application is also not accompanied by an arboricultural impact assessment, tree removal, or tree protection plans
Conditions requested: Preliminary Ecological Appraisal (PEA) adhering to CIEEM (2017) prior to determination; Additional surveys and mitigation plan if PEA identifies issues; Thorough pre-demolition checks for bats and nesting birds
Manx Utilities Drainage
Conditional No Objectionyou will need to provide percolation test to demonstrate that this will work before we can support the application.; MU will require all SW flows to be separated and discharged into either the river or a dedicated SW system. Regardless... attenuation... will be required
Conditions requested: Percolation test to demonstrate soakaway will work; Trace private SW drainage or contact specialist like Clear Drains
Highways Development Control
Conditional No ObjectionRecommendation: DNOC; exit visibility splays at 2.4 x43m in each direction to accord with the 30mph speed limit
Conditions requested: Further details on site access modification including kerb lines, highway drainage and visibility splays; Site layout to accord with Proposed Ground Floor plan JTM2170-P-03 Rev B; Construction Management Plan; s109(A) Highway Agreement for highway works
DEFA Ecosystem Policy Team
Objectionthe Ecosystem Policy Team will be maintaining their objection, until such a time as the applicant has provided details about how ecological mitigation measures are to be implemented on site.; Planting should also include the use of suitable ground flora, rather than wildflower beds. This should comprise shade-tolerant species
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team no longer object to this application on the basis that the impact upon existing trees has been much lessened and an appropriate level of ecological mitigation has now been incorporated into the plans.; We would also request that some of the south facing bird boxes are changed to bat boxes
Conditions requested: Ecological mitigation plan prior to works including bird/bat boxes, shade tolerant ground flora, tree planting details; Construction Environmental Management Plan (CEMP) prior to works including invasive species plans, river protection, tree protection, bat/bird measures; Sensitive lighting plan per Bat Conservation Trust Guidance Note 8
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team acknowledge the changes to the proposed number and location of bird boxes... We are content with this change. Our comments from our response dated 8th March 2023 are still relevant
Conditions requested: Ecological mitigation plan prior to works including bird/bat boxes, shade tolerant ground flora, tree planting details; Construction Environmental Management Plan (CEMP) prior to works including invasive species plans, river protection, tree protection, bat/bird measures; Sensitive lighting plan per Bat Conservation Trust Guidance Note 8
DEFA Fisheries
No CommentTo further assess this application and the potential impact to the nearby watercourse, you are requested to complete the attached form
Conditions requested: Complete 'Development within 9 Metres of a Watercourse' form
Department for Enterprise
SupportThe Department's Officers are pleased to provide their comment and support for this application.; I wish to provide my support for these proposals which seeks to actively regenerate and repurpose a previously developed site
Manx Utilities Drainage
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
Conditions requested: Identify and protect public sewer(s), no development or trees within 3m; Cross section drawing through proposed soakaway units in relation to combined sewer prior to works; Discussion with MU post planning if foul drainage to be adopted; 9 communication fees payable; Complete Connection to Public Sewer form
Douglas Borough Council
No CommentWe also note PA 22/00865/B for the development of 11 light industrial units at the Millmount Complex New Castletown Road Douglas. This particular application will be considered by the Council’s Environmental Services Committee when it meets on the 13th March
