11 June 2025 · Committee
25, South Quay, Douglas, Isle Of Man, IM1 5ar
Lemac Power applied to change the use of 25 South Quay, Douglas to an electric vehicle charging station, including twelve charging bays, solar panels, storage containers, and a new vehicular access. The site is a recently cleared brownfield plot within a wider industrial and commercial area, previously occupied by an industrial unit that was demolished. The committee refused the application on 11 June 2025. The site carries a mixed-use development designation under the Area Plan for the East 2020, and the proposed car park use was found to be incompatible with that designation. There were also concerns that the appearance of the site as an EV charging station could discourage neighbouring sites from coming forward for the type of mixed-use development the plan requires. Two further reasons for refusal were that the proposal would harm important views into and out of the North Quay Conservation Area, and that using this prominent brownfield site as a car park would reduce the likelihood of it being brought forward for more appropriate development in line with the Isle of Man Strategic Plan 2016.
The committee refused the application for three reasons: the proposed EV charging station car park conflicts with the mixed-use development designation for the site under the Area Plan for the East 2020 and could discourage compliant development on neighbouring sites; the proposal would harm important views into and out of the North Quay Conservation Area; and establishing a car park on this prominent brownfield site would reduce the likelihood of it being brought forward for the type of development required by the Isle of Man Strategic Plan 2016. The official portal decision is recorded as Refused on 2025-06-11.
Refusal Reasons
Town Centre - Mixed Use Proposal 7
The proposed use as an electric vehicle charging station car park business would not be in accordance with the land use designations and Mixed Use Proposal 7 of the Area Plan for the East 2020.
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 an electric vehicle charging station 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 IOM 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
Continued use of 22 temporary car parking spaces
Erection of an open sided structure, addition of a porta cabin office (retrospective) and change of use from industrial site to use as car wash/car valet business
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)
APPROVED
Change of use from industrial to retail
APPROVED
Change of use to car showroom
APPROVED
