14 December 2020 · Committee
Unit 21a, South Quay, Douglas, Isle Of Man, IM1 5ar
This application sought permission to erect an open-sided structure and add a porta cabin office (both retrospectively) and to change the use of a cleared former industrial site at South Quay, Douglas from industrial to a car wash, car valet, and car parking business. The site had previously contained an industrial unit that was recently demolished, leaving a concreted surface. The committee refused the application on 14 December 2020. The proposed use was found to be incompatible with the land use designations for the area, which require mixed-use development, and was considered likely to undermine the prospects of neighbouring sites also being developed in line with those requirements. The proposal was also judged to harm important views into and out of the nearby North Quay Conservation Area. Additionally, using the site as a car park — even temporarily — was seen as an obstacle to bringing forward a prominent brownfield site for development, contrary to strategic planning policy and government commitments on unoccupied urban sites.
The committee refused the application on three grounds: the car wash and valeting use conflicts with the land use designations for the area, which require a mixed-use development; the proposal would harm important views into and out of the North Quay Conservation Area; and using the site as a car park would reduce the chances of this prominent brownfield site being brought forward for proper redevelopment, contrary to strategic planning policy. The official portal decision is recorded as Refused on 2020-12-14.
Refusal Reasons
Town Centre - Mixed Use Proposal 7
The proposed use as a car wash/valeting/car parking business would not be in accordance with the land use designations and Mixed Use Proposal 7 of the Area Plan for the East.
Environment Policy 36
The proposal would be contrary to Environment Policy 36 and General Policy 2 as the proposal would detrimentally affect important views into and out of North Quay Conservation Area.
Environment Policy 36: Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area. 7.31 Advertisements in Conservation Areas 7.31.1 Some advertisements found and proposed in Conservation Areas are inappropriate and do not reflect the special character and designation of the area. The design of advertisements should respect the physical appearance of the premises in order to integrate re adily with its surroundings. Traditional details, hanging signs and hand painted signage are most appropriate and will be encouraged.
General Policy 2
The proposal would be contrary to Environment Policy 36 and General Policy 2 as the proposal would detrimentally affect important views into and out of North Quay Conservation Area.
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Strategic Policy 1
The use of the site as a temporary/fully fledged car park would reduce the likelihood of a prominent brownfield site being brought forward and this would be contrary to Strategic Policy 1 of the Strategic Plan (2016)
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Demolition of existing industrial unit and formation of car park for a period of 4 years
Alteration and sub-division of existing industrial unit into two units, one for storage and management of aircraft spares, the other as garage with tyre and exhaust services (Amended plans received)
Change of use from industrial to retail
Change of use to car showroom
