1 March 2019 · Delegated - Principal Planner Chris Balmer
Filter House, Glen Rushen Road, Glen Maye, Isle Of Man, IM5 3ba
The proposal involved reusing a single-storey former water filter station on a 0.43 acre site along Glen Rushen Road in the village of Glen Maye by converting it to a car repair and vehicle breaking business, with internal operations for repairing up to four vehicles at a time, dismantling for parts sold online, and mi…
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The officer concluded that the car repair and breaking business would constitute a material change of use with potential to adversely affect residential character and amenity in this wholly residentia…
Strategic Policy 4
Requires development in small villages like Glen Maye to maintain existing settlement character and be of appropriate scale for local housing and limited employment needs. Officer assessed the proposal as failing this by introducing a commercial garage/breaking use incompatible with residential surroundings, potentially intensifying beyond low-scale local needs, contrary to concentrating employment in larger centres.
General Policy 2
Permits development respecting zoning if it does not adversely affect amenity of residents or character of locality (para g). Officer found the change of use would generate noise, odours, traffic, and pollution risks harming nearby residents and residential character, unlike the minimal-impact prior use.
does not oppose the application subject to a planning condition in respect of vehicle part storage area to be used only for online sales and the re-use of cars being repaired on the site
raise no objection to the application
Highway Services objects due to a 2 tonne weight restriction on Glen Rushen Road preventing heavy vehicle access for the proposed car repair garage; Patrick Parish Commissioners raise concerns about noise, pollution, emergency access, and suitability but defer final judgement to the Planning Committee.
Key concern: 2 tonne weight restriction prohibits heavy vehicle access required for vehicle disposal
DOL Highway
ObjectionHighway Services would not authorise the use of heavy/larger vehicles above 2 tonnes on Glen Rushen Road to access the development site as this would not be for occasional use for a permanent business.; It has not been demonstrated... that it would be physically possible for a heavy/larger vehicle to be able to turn into and out of the site access junction onto Glen Rushen Road as no vehicle swept path analysis has been provided.; This could reduce the level of site parking... and could result in overspill parking onto the adjacent public highway which would be inappropriate.
Patrick Parish Commissioners
No CommentThe Commissioners cannot perceive that a business concerned with cutting up and breaking vehicles can do otherwise than create noise. Further, there is a risk of pollution from running engines, equipment and the escape of oil and so forth from the vehicles.; The Commissioners have concerns about emergency access and egress given the confined access and location. A clear Health and Safety policy to address this would be essential.; Having said this, the Commissioners are far from convinced that Glen Maye is the right location for this type of business.
Conditions requested: detailed proposals on how potential nuisances would be mitigated; clear Health and Safety policy to address emergency access
Patrick Parish Commissioners
No CommentThe following Application has a consultation period that ends before the Commissioners are next due to meet... It would be helpful, therefore, if consideration could be deferred until after the end of that week.
The original application 18/01167/B for removal of three windows and change of use of Filter House to car repair garage with storage for vehicle parts was refused due to adverse impact on residential character and amenity, contrary to Spatial Policy 4 and General Policy 2(g) of the Isle of Man Strategic Plan 2016. The appellant argued the small-scale operation would reuse an existing building, provide local employment, and comply with policies via internal works and online sales only. The inspector, after public inquiry and site visit, found the proposal would harm the peaceful residential character of Glen Maye, cause noise/disturbance to amenities despite mitigations, and outweigh limited benefits, contrary to SpP4, GP2(b,c,g), and EP22. The Minister accepted the inspector's recommendation to dismiss the appeal on 25 November 2019.
Precedent Value
Demonstrates strict protection of village residential character under SpP4/GP2 in AHLV; small-scale commercial reuse insufficient if introduces noticeable activity/noise in peaceful areas. Applicants must quantify benefits and prove no intensification risk with robust evidence beyond assurances.
Inspector: Brian J Sims
