3 December 2008 · Delegated
Rileys Garden Centre, Cooil Road, Douglas, Isle Of Man, IM4 2af
Permission was granted for the erection of a timber shed at Eden Park Garden Centre on Cooil Road in Braddan, Isle of Man. The shed was intended for the display and sale of aquatics and pets. The site sits within the curtilage of the existing garden centre, to the north of the A24 and south of the Spring Valley Industrial Estate. The officer considered two main issues: whether the proposed use was acceptable in principle and whether the building would have an unacceptable impact. The application was decided under delegated authority and permitted on 3 December 2008.
The application was permitted by the Acting Senior Planning Officer under delegated authority. The key planning considerations were whether the proposed use was acceptable in principle and whether the building would have an acceptable impact on its surroundings. The formal decision record lists 3 conditions.
General Policy 2
Isle of Man Strategic Plan 2007
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
Business Policy 5
Isle of Man Strategic Plan 2007
Business Policy 5: On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either: (a) the items to be sold could not reasonably be sold from a town centre location because of their size or nature; or (b) the items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; and, in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viabil ity of the appropriate town centre shopping area. 9.2.7 Where industrial development is proposed, it is essential that all parking and manoeuvring by vehicles which will be generated by the use of the site can be accommodated within the site and off the highway. This is particularly important within industrial estates where lack of parking and manoeuvring space can create significant difficulties for other estate users, particularly where the use of large and articulated vehicles is involved. Where mezzani ne levels are proposed after a building has been completed, the Department may require more parking space to accommodate the additional traffic which would be generated. The standards of parking provision which will be required are set out in Appendix 7. 9.2.8 Local requirements for industrial development of a particular sort will be identified during the preparation of Area Plans. The Department is aware that, within some parts of the Island, there is a demand for small "starter units".
Condition 1
The development and use hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the submitted drawings 01, 02, 03, 04 and 05 all received on 16th September 2008.
Condition 3
The building hereby permitted by this planning approval may be used only for the sale of aquatics and pets in accordance with the applicant’s letter of 20th November 2008. For the avoidance of doubt the sale of aquatics and pets relates to i) the sale of tropical fish, marine fish and cold-water fish; ii) the sale of certain reptiles such as lizards, snakes, tortoise and chameleons; and iii) the sale of pet foods and accessories including tanks for fish, baskets for pets and bulk feed.
