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The application site represents the curtilage of Diamond House on the south western corner of Demesne Road in Douglas. The unit in question is one of a number of units in the area, with car dealerships and car service workshops within the vicinity. To the south west of the site is Nobles Hospital and to the north west is Ballacloan School.
This application seeks approval for the change of use from a takeaway chip shop to a convenience store with bakery facilities. All alterations to the unit would be internal.
The application site is located within an area of "Predominately Residential" and within the "Urban Regeneration Study Area" identified on the Douglas Central Local Plan, 1998. Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant - General Policy 2 states:
"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:
Business Policy 10 states:
"Retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas and those instances identified in Business Policy 5".
Environment Policy 43 states:
"The Department will generally support proposals which seek to regenerate run-down urban and rural areas. Such proposals will normally be set in the context of regeneration strategies identified in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition".
The following planning applications should be considered relevant in the assessment and determination of this application:
Case PA - 86/00222/B Provision of off-street parking in existing yard and alterations to form trade area within warehouse - Permitted
Case PA - 86/01279 Alterations to install new shopfront and extend retail area into existing storage area - Permitted
Case PA - 87/01481/C Change of use to retail class 2 _ 3 - refused
Case PA - 90/01276/B Internal alterations to form trade area and showrooms - Permitted
Case PA - 95/00511/B Erection of new warehouse/sales outlet with associated offices – Permitted
Case PA - 07/01692/B
Conversion from sign manufacturer to car service workshop and parts store – Application Withdrawn
Douglas Corporation has no objection to the proposed application.
The Department of Transport Highways Division do not oppose the development.
Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policies identified earlier within the report (i.e. General Policy 2, Environment Policy 43 and Business Policy 10 of Isle of Man Strategic Plan 2007).
The application proposes approximately 180 sq m of retail floorspace (excluding warehouse floorspace) within an area not zoned for retail. A Retail Impact Assessment is not required as the proposal does not exceed the 500 sq m threshold. This is a local facility to serve the neighbouring area and considering it history that real has taken place previously from the building. I consider the proposal is acceptable in this locality.
It is encouraged in the Strategic Plan to encourage businesses to re-use sound built fabric, rather than its demolition. As this proposal would benefit the community and not cause an adverse impact on local residents or the character of the locality.
It is recommended that the planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Douglas Corporation
The Department of Transport Highways Division
Recommended Decision: Permitted
Date of Recommendation: 28.01.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
This approval relates the change of use from a takeaway to retail (Class 1, Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005) as shown in drawing number P1090/02 date stamped 21st November 2008.
C 2.
The areas annotated on the approved plans for specific uses, e.g retail, office and storage, shall only be used for those particular uses.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : 5/3/09 Signed : D.B. A. Acting Senior Planning Officer
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