19 January 2009 · Planning Committee
Former Gas Production And Storage Area, South Quay, Douglas, Isle Of Man, IM1 5at
The application proposed redevelopment of an 8815m² contaminated former gas works site, currently used for gas cylinder storage, into 12 one-bed and 32 two-bed apartments with 52 parking spaces, plus 225m² retail/commercial space with 4 parking spaces. The site is zoned light industrial in the Douglas Local Plan 1998.
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The officer assessed the proposal against Isle of Man Strategic Plan 2007 policies, finding it contrary to Strategic Policies 7 and 9 as the site is zoned light industrial, not retail/offices/resident…
Strategic Policy 7
Requires retention of land zoned industrial unless incompatible with adjoining uses. Officer found residential/retail incompatible with light industrial zoning and adjoining uses; site should await area plan review rather than piecemeal rezoning.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires retail/office in town centres on zoned land, considering Business Policies 7/8. No zoning or evidence retail won't harm town centre viability.
General Policy 2
Requires good amenity and design. Failed due to hardstanding poor residential environment/visual impact, noise unproven, piecemeal industrial context poor outlook.
Environment Policy 26
Prohibits development on contaminated land without no-risk proof. Outline strategy identified hazards but needed full DQRA/remediation details; premature.
Environment Policy 24 - Pollution sensitive development
Requires pollution mitigation near sources. NEC C noise needed detailed mitigation plans absent at AIP stage.
Recreation Policy 3
Requires open space per standards (2624m² needed). Indicative layout failed; contamination doubts viability.
Business Policy 5
Limits industrial land retail unless special goods/site-produced with no town centre harm. No details provided.
Business Policy 10
Retail only in centres except neighbourhood shops/BP5. Site not centre; no exception met.
Housing Policy 6
Requires good housing environment. Piecemeal amid industrial poor outlook/amenity.
Do not oppose
No Objection in Principle, subject to many conditions
Note received (standard comments)
Douglas Borough Council objected due to conflict with the Douglas Local Plan and prematurity without a plan review or development brief; Drainage Services had no objection subject to multiple detailed drainage and flood risk conditions; Manx Electricity Authority provided standard utility notes; Highways Division had no opposition.
Key concern: proposed development is contrary to the land designation shown on the current Douglas Local Plan
Borough of Douglas
Objectionthe committee agreed to raise an objection on the grounds that the proposed development is contrary to the land designation shown on the current Douglas Local Plan.; Given the site's location, close to existing industrial developments, the Council believes that any approval would be premature ahead of either a review of the current local plan, or alternatively the preparation of a Development Brief for the site.
Douglas Corporation Drainage Division
Conditional No ObjectionDouglas Corporation, acting as the agent for the Department of Transport under the Sewerage Act 1999, has no objection in principle to the above application subject to the following.; it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses.
Conditions requested: levels must be provided of the finished floor level, basement level and threshold levels accessing the car park... to Douglas 02 datum; If the building is within the tidal flood zone a flood risk assessment may be required; No groundwater will be permitted into any public sewer (either pumped or by gravity); if the development includes a basement it is tanked to eliminate the risk of groundwater; NO discharge of surface water (directly or indirectly) from this proposed development to any foul/combined drainage system(s); surface and foul water drainage from the new development must be separate. Details of the drainage layout must be provided... prior to any work commencing on site; drainage design must be in accordance with the Department of Transport; All foul drainage from the development, prior to communication onto the public sewer will remain private and maintenance and repair will be the responsibility of others; applicant/applicants agent must ensure that the condition and size [of existing lateral connection] is suitable; proposed method of discharge of surface water from the development through the harbour wall must be agreed with Department of Transport Harbours' Division; Borough of Douglas Drainage Department will undertake a CCTV condition survey of the public sewer network... prior to any works commencing on site... On completion of the works the sewer line will again be surveyed and if any damage is found, then the applicant's contractor will be held responsible
Manx Electricity Authority
No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; MEA will not be liable for any loss of income caused to the applicant as a result of its statutory works.
Conditions requested: contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents... before any work is carried out on site; Contact the M.E.A. Planning Department... to discuss the electricity supply; If the applicant requires to connect any private generation... they must make an application to the M.E.A.; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Highways Division
No ObjectionDo not oppose
