14 October 2005 · Planning Committee
Unit 1, Springham Park, Spring Valley Industrial Estate, Douglas, Isle Of Man, IM2 2qu
The proposal involves converting a former Agrimark wholesale unit (total 2299 sqm floorspace, split into 1045 sqm and 1254 sqm units) into two retail showrooms for furniture and floor coverings, with shared car parking.
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The officer noted conflict with the extant Braddan Local Plan policy prohibiting retail in industrial areas but applied emerging Braddan Local Plan Policy B/RP/Pr/9 and Business Policy 4 of the modifi…
Retailing in Industrial Areas
Permits retailing in industrial areas if items could not reasonably be sold from town centre due to size/nature, or produced on-site, and adequate parking, with no loss to town centre vitality. Officer assessed furniture/floor coverings qualify as bulky goods unsuitable for town centres; no Douglas sites available; parking to be conditioned.
Industrial land retailing exceptions
On industrial land, retailing permitted only if items not reasonably sold in town centres due to size/nature or produced on-site, and no detriment to town centre vitality/viability. Officer applied this over extant prohibition, citing no town centre alternative, surplus expenditure, minimal impact (3.9% max on Douglas), and precedent.
Time limit
The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
Approved plans
This approval relates to the change of use of the building as shown in the location plan and site plan date stamped the 19th August 2005.
Use restriction
The two units shown in the site plan date stamped the 19th August 2005 may only be used for the sale of furniture and floor coverings. No other goods may be sold except where ancillary and complementary to the main range of goods sold.
No mezzanine
Unless permitted by a subsequent planning approval the internal floorspace shall not include any mezzanine or additional internal floorspace beyond that shown on the site plan date stamped the 19th August 2005.
No subdivision
Unless permitted by a subsequent planning approval the internal floorspace shall not be sub-divided beyond that shown on the site plan date stamped the 19th August 2005.
Car parking
The use shall not commence until the car parking provision has been increased to provide one space per 25 metres of gross floor space. The layout of such car parking provision must be submitted to and agreed by the Planning Authority prior to its implementation.
Access improvements
The use shall not commence until the access road into the car park has been repositioned to improve highway visibility. The layout of such repositioning must be submitted to and agreed by the Planning Authority in consultation with the Highway Authority prior to its implementation.
no adverse traffic impacts, subject to conditions on parking and access repositioning
applicant to consult with fire safety department
see note on water supply changes
no objection, recommendations on disabled parking, access, aisles, counters as informatives
Multiple private retailers object to the retail change of use citing market saturation and policy violation on an industrial estate, while Braddan Parish Commissioners object on policy grounds, IoM Water Authority requests a standard condition, Disability Access Office raises access requirements, and Highways Division has conditional no objection.
Key concern: Retail use contrary to Braddan Local Plan policy on industrial estate
James Caine Ltd
ObjectionWe would ask that this application therefore be refused, as there is no need that can justify this development.
Isle of Man Water Authority
Conditional No ObjectionSee Note (3)
Conditions requested: Condition of planning that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector, tel. 69 59 57
B & B Furniture Limited
ObjectionAs a result our client would ask that the application is refused, as there is no need that would justify this development.
Osborn Carpets Limited
ObjectionAs a result our client would ask that the application is refused, as there is no need that would justify this development.
Premier Flooring Ltd
ObjectionWe conclude that this proposed development would in fact potentially reduce trade for the well established Manx Retailer... and would ask that this application... be refused.
Onchan Furniture Store t/a Lifestyle Furniture Plus
ObjectionWe therefore ask the application to be refused as there is no need of anymore furniture retailers on the Island.
Braddan Parish Commissioners
ObjectionThe Commissioners would recommend to the Planning Committee that there is a material planning reason to object to the principle of the application as submitted
Disability Access Office
No CommentWhere parking is provided provision should include a ratio of designated disabled parking places in line with the table below.
Conditions requested: Parking provision should include designated disabled parking places: Up to 200 spaces - 5% of car park (min 3 spaces); Over 200 spaces - 4% of car park plus 4 spaces; Entrance should be accessible to an unassisted wheelchair user; Full-length glass doors fitted they should be marked in some way at mid height; Doors should not require pulling force exceeding twenty Newton's; Inside layout should have sufficient aisle width for unassisted wheelchair user; All serving counters should contain at least one section suitable for wheelchair users
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions
Conditions requested: The parking provision must be increased to provide one space per 25 square metres of gross floor space; The access road into the car park requires repositioning to improve visibility to Department of Transport standards
