1 December 2016 · Delegated
Fulton Vehicle Specialists, 31-32, South Quay, Douglas, Isle Of Man, IM1 5ax
This application sought approval in principle for residential development at 31-39 South Quay, Douglas, Isle of Man. The site sits between South Quay to the north and Douglas Head Road to the south, and currently contains eight attached single-storey industrial-style buildings used for a range of purposes including garages, workshops, an exhaust and tyre garage, and a model railway exhibition centre. The officer recommended approval and the application was permitted on 1 December 2016 under delegated authority. The main planning issues examined were the principle of residential development on this site and flooding and drainage matters. Permission was granted subject to five conditions.
The application was approved in principle for residential development at the South Quay site. The officer recommended approval and the delegated decision followed that recommendation. Key planning issues considered included the principle of development and flooding and drainage matters.
Development should make the best use of resources
optimising the use of previously developed land
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
New development will be located primarily within our existing towns and villages
require that new dwellings be located within existing sustainable settlements
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
New development in existing settlements
take account of the particular character and identity
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Condition 1
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Condition 2
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Condition 3
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Condition 4
Any application for reserved matters must include full details of access, parking and service provision and a transport assessment.
Condition 5
Any application for reserved matters must include a Flood Risk Statement. The applicant is advised to discuss any such application with Manx Utilities prior to submitting the application.
