8 April 2019 · Head of Development Management (Stephen Butler)
St. Johns Steel Services, Old Brick Works, Mines Road, Foxdale, Isle Of Man, IM4 3ex
The site is in the centre of Foxdale village within an existing industrial building group including steel works, car sales, and a carpet sales unit, adjacent to bungalows. The proposal involves refurbishing the lower part of the existing building with anthracite cladding and demolishing the taller four-storey section (…
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The officer assessed that the existing building contributes little visually and is unsafe, so its part replacement and refurbishment will enhance the village centre while providing modern industrial p…
General Policy 2
Requires development in zoning to respect site/surroundings in siting, scale, design; not adversely affect landscape, amenity, highways, parking, or prejudice adjacent land. Officer confirmed compliance as proposal enhances character, provides adequate parking/access, reduces scale, and suits industrial area.
Environment Policy 26
Prohibits development on contaminated land unless no unacceptable risk demonstrated. No remediation needed as prior nearby redevelopments succeeded without it; addressed via Building Regulations.
Environment Policy 41
Requires archaeological evaluations for sites of known/potential significance. Not required here as Registered Buildings Officer found no significant remains post-site visit; no Manx National Heritage input.
Transport Policy 7
Requires parking per standards (light industry 1/30 sq m, industry 1/50 sq m, storage 1/100 sq m). 15 spaces sufficient for proposed storage/industry use; condition prevents unapproved floorspace increases.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Parking layout
Prior to the use of the site as approved the site must be laid out with the parking spaces clearly marked and in accordance with Manual for Manx Roads in accordance with a drawing to be approved by the Department. Reason: to ensure that there is sufficient car parking available to serve the development.
Use restriction
The buildings hereby approved may be used only for industrial or storage purposes. Reason: to clarify the extent of the approval and to ensure that there is sufficient car parking provided to service the proposed development.
No additional floorspace
No approval is granted to the installation of any internal floorspace, through the introduction of further mezzanine levels or otherwise, without planning approval. Reason: to ensure that there is sufficient car parking provision to service the development in accordance with the standards set out in the Strategic Plan.
no objection
no comments
Highway Services objects due to insufficient parking for the proposed additional floor space; Patricia Newton objects on heritage grounds citing the site's designation as a Building of Interest containing Bawden's Shaft; DEFA Biodiversity recommends Japanese Knotweed removal; others have no objection or no comment.
Key concern: Demolition of Bawden's Shaft engine house / Building of Interest contrary to Foxdale Local Plan
Patricia S. Newton
ObjectionThe current proposal includes the demolition of the remains of this shaft building / engine house ; it is therefore wholly contrary to Policy F/P/RB/2. I therefore object to the application.; retaining the Manx stone building as a landmark point of interest for Foxdale should be a primary consideration
Conditions requested: If approved, subject to a full architectural and historic building recording survey with adequate time allocated
Highway Services Division
ObjectionHighway Services opposes the application due to a lack of parking as the proposed additional floor space does not have any parking to serve it in accordance with the parking standards in 'The Isle of Man Strategic Plan 2016'.
Conditions requested: Planning condition to restrict site usage if lower parking standard applied
Manx Utilities Drainage
No CommentNo comments to issue regarding the above application.
DEFA Biodiversity
Conditional No ObjectionI have records of Japanese Knotweed on this site. This plant is listed on Schedule 8 of the Wildlife Act 1990 and it is an offense to allow it's spread in the wild
Conditions requested: Removal of Japanese Knotweed with steps to ensure it is not spread as part of works
Patrick Parish Commissioners
No CommentNO COMMENT on the additional information provided
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made
