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Application No.: 25/90523/B Applicant: Mr James King Proposal: Installation of mezzanine to unit 13 to provide additional storage space for donated items only Site Address: Hospice IoM Unit 13-14 Springham Park Spring Valley Industrial Estate Douglas Isle Of Man IM2 2QU Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.07.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: In the interest of adequate parking provision and the proposal is for storage purposes only and has been considered on this basis only.
This planning application is recommended for approval as it would be in accordance with the land use designation and would comply with the Business Policy 1, 5 and General Policy 2 of the Isle of Man Strategic Plan 2016.
This decision relates to drawings and supporting information received on 23rd May 2025, referenced; 01,02,03.
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Highways Services - No Objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site comprises the curtilages of Units 13-14 Spring Valley Industrial estate, Douglas. The units sit within a large industrial estate with various commercial retail business that is accessed from Cooil Road to the south.
1.3 The existing industrial buildings are characterised with brick work cladded walls and with a pitched sheeted roof. General proportion windows and doors are configured at ground level and at first floor with large roller shutters door at the front. Parking is aligned at the front of the units for approx. 16 vehicles. - 2.0 THE PROPOSAL
2.1 Proposed is the installation of an internal mezzanine floor. The area to be covered would measure approx. 24m x 9m, essentially spans the width of the unit and part of the depth so as not to interfere with the loading bay. The creation of space would allow for the additional storage space for donated items. The existing "shop floor" where the public have access to would remain unaltered, nor is the proposal increasing the shop floor area. - 2.2 The new mezzanine floor level is proposed to match the floor level of the neighbouring mezzanine floor in shop unit. - 2.3 The scope of works are solely contained to the internal space with no material alterations to the external appearances.
3.1 The application site is located within an area designated as 'Industrial' and within the settlement boundary on the Area Plan for the East 2020 (Map 4 Douglas).
3.2 Within the written statement accompanying the plans Employment Proposal 1 (page 74) specifically refers to existing industrial land and cross references to Business Policy 5 and 7 for preferential uses for; manufacturing; warehousing and distribution; office accommodation - 3.3 The site is not within a Conservation Area, there are no registered trees on site nor is it within an area of flood risk. It is appropriate to consider the following planning policies from the Isle of Man Strategic Plan 2016; Business Policy
4.1 None. - 5.0 REPRESENTATIONS (in brief - full reps can be read online) Statutory Consultations
5.1 Braddan Parish Commissioners - have not commented at the time of writing.
5.2 Highways Services - do not object (03/06/25) - "Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as there is suitable parking available for the intensification of the site - increase parking demand will be low due to the storage nature of the proposals". Public Representations - 5.3 None.
6.1 The fundamental issues to consider in the assessment of this planning application are;
Principle
6.2 The proposal would see the internal alterations to install a mezzanine area for use in conjunction with the premises for the storage of furniture and alike, as part of the hospice business. As such these proposals could indirectly help to facilitate more employment opportunities and would align with BP1. - 6.3 Given the existing use of the premises is in accordance with the land use designation and the proposals are merely internal, the inclusion of a mezzanine level would not be adding any additional uses or increasing areas of retail from the shop floor and would not be seen to compromise manoeuvrability on site. As such the principle of the proposals and its use would be in accordance with BP5, and the land use designation. Impact of the proposals - 6.4 Given the above, these proposals are considered to be acceptable for additional storage on site. The use of the mezzanine for storage is likely to have less impact in terms of traffic and disturbance than a building used for light industrial and commercial storage and distribution. As such the proposals are therefore in compliance with General Policy 2 (b,c,g) of the Strategic Plan (2016). Highway Safety - 6.5 The proposals will have a negligible impact upon access and egress to the units or the parking areas and it is further noted that Highways Services do not raise any concerns regarding safe access and egress or parking in relation to this application. As such, the highways issue in connection to this proposal are deemed to satisfy GP2(h&i).
7.1 For the above reasons, it is concluded that the planning application would be in accordance with the land use designation and not considered harm the use and enjoyment of neighbouring industrial units nor would it have a detrimental impact from the increase in "floor area" and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 03.07.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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