Officer Report

Application No.: 16/00371/B Applicant: Mr Marc Thompson Proposal: Provision for 46 temporary car parking spaces and three self- servicing car washing machines Site Address: Former Clover Asphalt Depot South Quay Douglas Isle Of Man IM1 5AX Case Officer : Mr Chris Balmer Photo Taken: 24.05.2016 Site Visit: 24.05.2016 Expected Decision Level: Planning Committee

Officer’s Report

THE SITE IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSED USE COULD BE CONSIDERED CONTRARY TO THE LAND USE DESIGNATION OF THE SITE BUT RECOMMENDED AS AN APPROVAL.

1.0 THE SITE - 1.1 The site is the curtilage of the former Clover Asphalt Depot which is a parcel of previously developed land, a flat area of concrete hardstanding throughout, due to the original building being cleared from the site. The site is located on the southern side of the South Quay within Douglas.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the provision for 46 temporary (2 years) car parking spaces and three self-servicing car washing machines. The proposal would include a white 0.7 metre high fence along the northern boundary which fronts onto South Quay. The site which is predominantly concrete finish will remain, albeit sections will be repairs and improved with a matching concrete finish. The parking spaces will marked out by painted white lines. The parking would be used for contract parking only, for 7 days a week at any time.

3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area of "residential use" on the Douglas Local Plan of 1998. The site is not within a Conservation Area. - 3.2 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."

4.0 REPRESENTATIONS - 4.1 Douglas Borough Council recommends the application is refused for the following reasons (received on 03.05.2016): "- Proposals fail to comply with General Policy 2 of the Isle of Man Strategic Plan

• - Fail to respect the site and surroundings
• - Would affect adversely the character of the surrounding townscape
• - Would affect adversely the amenity of local residents or the character of the locality" They also indicate that if the fence was a 1.8 metre high hit and miss fence this would obscure the view of the site and if this was done the Council may look more favourably at the application.

4.2 Highway Services do not oppose.

5.0 PLANNING HISTORY - 5.1 The site has been the subject of a recent application for redevelopment - PA 08/00221/B for the construction of building to provide 33 apartments with integral parking.

6.0 ASSESSMENT - 6.1 Whilst the provision of temporary car parks within the town can be useful as a stop gap between a site being cleared and its re-development, they can also become less attractive elements of the streetscene as, because they are only temporary, little effort can be spent on tidying and improving the appearance of the site - the various car parks along Back Strand Street and Market Street are examples of this, as are the car parks at the corner of Peel Road and Circular Road and opposite Tesco. This site is slightly different in that its former uses were as builder's yard/warehouse building and was also used as former vehicle maintenance shed and therefore its use and appearance did not accord with the residential land use designation. The applicant has also confirmed they would be happy for the fence to be 1.8 metres high and introduce boundary planters which will help improve the appearance of the site. - 6.2 The fact the previous approved application has now expired and that the temporary approval is for two years, would enable the site to be used in the short term and arguably would improve the appearance, whilst a potentially new application for the re-development of the site is prepared. The applicant should be under no illusion that the Department will be unlikely to keep granting temporary approvals on the site, given the site's prominent position and land use designation and therefore the applicant is recommended consider how to re-develop the site. It is therefore considered that a two year approval is considered appropriate. - 6.3 With the appropriate worded conditions relating to the fence type and height and planters, it is considered the visual impacts of the proposed use, whilst not ideal, would be acceptable on a temporary basis only. Furthermore there are no highway issues, and therefore the application is considered acceptable and is recommended for approval subject to conditions.

7.0 PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and
• o The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 25.05.2016

Conditions and Notes for Approval:

C : Conditions for approval N : Notes attached to conditions

• C 1. The use hereby approved shall be for a limited period of two years; from the date of this approval and on (or before) the expiry of this approval the use shall be discontinued.

Reason: The development has only been found to be acceptable on a short term basis because it meets a specific need.

• C 2. Prior to the use of the site as a car park, a scheme must be approved by the Planning and Building Control Directorate showing details of the height, type and colour of the roadside fence and the introduction of planting to improve the appearance of the site when viewed from South Quay and these works shall be carried out as approved. Such a scheme may include planting, troughs or pots and must be implemented before the use of the site for car parking purposes and must be retained and maintained thereafter for as long as the site is used for car parking purposes in accordance with the relevant approval(s). The fence is not required to be removed once the use ceases but is required to be maintained.

Reason: to improve the appearance of the site

This approval relates to drawings reference numbers JTM-086-P-00, JTM-086-P-01 REV A and JTM086-P-02 REV A received on 29th March 2016 and 12th April 2016.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : …Permitted.. Committee Meeting Date:…20.06.2016

Signed :………C BALMER……….. Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO

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