11 July 2014 · Planning Committee
Tesco Stores Ltd, Lake Road, Douglas, Isle Of Man, IM1 5af
The proposal involved erecting a 9m x 6m x 4m high detached building with shallow pitched roof in the Tesco car park on Lake Road, Douglas, for selling seasonal items like summer toys, garden furniture, BBQs, plants, camping gear, beach towels, TT merchandise, and Christmas goods.
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The Committee determined the Tesco site is outside Douglas town centre, creating a presumption against additional retail development per the Isle of Man Strategic Plan 2007.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires all new retail development (except neighbourhood shops or Business Policy 5 instances) to be sited within town and village centres on zoned land. Officer assessed site as out-of-centre (800m from prime shopping area per prior Inspector), despite Retail Warehousing zoning and Central Area Boundary, leading to policy conflict.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports new retail in existing retail areas at appropriate scale without adverse effect on adjacent areas; major proposals need Retail Impact Assessment. Officer found RIA showed no material impact but Committee saw precedent risk undermining town centre investment.
Business Policy 10
Permits retail development only in established town/village centres, except neighbourhood shops or Business Policy 5. Directly conflicted as site not in defined centre; RIA did not override sequential test.
General Policy 2
Permits development compliant with Area Plan zoning and listed criteria (siting, scale, amenity, highways, etc.). Building found in keeping with functional car park character and negligible parking impact, but overall refused on retail policy grounds.
Transport Policy 7
Requires no adverse effect on parking or traffic. Refusal cited insufficient evidence that loss of 4 spaces or traffic would not harm onsite parking.
Douglas Development Partnership, Chamber of Commerce Retail Committee, and Douglas Borough Council all objected to application 14/00594/B citing similarity to a previously refused application, contravention of Business Policies 9 and 10 of the Isle of Man Strategic Plan 2007, inadequate retail impact assessment, and cumulative parking loss.
Key concern: contravention of Business Policy 9 and Business Policy 10 of the Isle of Man Strategic Plan 2007
Douglas Development Partnership
Objectionthe application should be either declined or refused in accordance with the provisions of Section 10(6)(c) of the Town & Country Planning Act 1999 or Section 4(4) of the Development Procedure Order 2013; Douglas Development Partnership would wish to object to the application on the grounds that it is contrary to Business Policy 9 and Business Policy 10
Chamber of Commerce Retail Committee
Objectionwe contend that the application should be either declined or refused in accordance with the provisions of Section 10(6) (c) of the Town & Country Planning Act 1999 or Section 4(4) of the Development Procedure Order 2013; this development/application would create comparison retail space outside of the town centre contrary to The 2007 Strategic Plan
Douglas Borough Council
Objectionthe committee agreed to raise an objection on the following grounds; the permanent cumulative loss of fourteen parking spaces, should pending application 13/91316/B also be approved, is unacceptable
