9 April 2025 · Planning Committee
Workshop, Ballasalla Airport Garage, Douglas Road, Ballasalla, Isle Of Man, IM9 2an
The proposal involves demolishing the existing petrol station building (1010sqm) and replacing it with a new 1085sqm building on the southeast of the 5180m2 site, comprising a 485sqm Spar food store, 89sqm second retail unit, and two 139sqm light industrial units, plus expanded forecourt services to 1222m2 including ca…
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Although the increase in retail floorspace (from 150sqm to 695sqm) conflicts with the site's industrial zoning under Business Policy 5 and Area Plan for the South, an exception was merited due to the …
General Policy 2
Requires development to respect amenities, highway safety, design, drainage. Officer assessed proposal compliant due to no significant amenity/highway impacts, improved access/parking, good design enhancing site appearance, and adequate drainage measures.
Strategic Policy 1
Promotes efficient use of previously developed land. Site optimisation from underused garage/workshop to mixed retail/industrial justified as aligning with policy despite retail increase.
Strategic Policy 2 - Priority for new development to identified towns and villages
Site on edge of Ballasalla settlement boundary considered integral to village with sustainable location near airport/industrial growth.
Spatial Policy 5
Requires good design fitting context. New modern functional building proportionate in scale/height, less prominent from road, improves dated existing layout/appearance.
Strategic Policy 10
Promotes safe access/parking. Defined routes, visibility splays, 41 spaces exceeding standards, pedestrian improvements accepted by Highways.
Business Policy 1
Encourages employment growth if policy-compliant. 33 full-time jobs from retail/industrial expansion supported economic strategies.
Business Policy 5
Restricts retail on industrial land unless no town centre detriment. Retail impact assessment showed no harm to local centres; exception due to extant use, demand, site history.
Transport Policy 4
Requires safe access. One-way system, splays, pay-at-pump pumps, parking away from forecourt improve safety per Road Safety Audit.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Defined pedestrian/vehicular routes and crossings enhance safety.
Transport Policy 7
41 spaces meet/exceed standards for retail/industrial (1/50sqm general industrial), including EV/mobility.
Environment Policy 10 - Development and flood risk
Addresses drainage/flooding. Flood Risk Statement/Drainage Strategy for 1:100yr+climate change, attenuation tank, interceptors accepted.
Environment Policy 13 - Development and flood risk
Flood prevention. Low flood risk site; measures prevent surface water issues.
Environmental Policy 22
Solar glint/glare assessment conditioned for aviation; no amenity pollution from hours/noise.
Environment Policy 4
No net loss; DEFA no objection, condition for landscaping/bird boxes/hedges.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Retains mature landscaping/trees/sod banking; no TPOs, aligns with biodiversity strategy.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Access arrangements
The access arrangements, including visibility splays, vehicular and pedestrian access, and the one-way entrance and exit points from Douglas Road, shall be provided in accordance with Drawing No. 23003 05 Rev A prior to the first use of the development. These arrangements shall be retained thereafter. Reason: In the interests of highway safety and to ensure safe access to and from the site, in accordance with Transport Policies 4, 6, and 7, and General Policy 2.
Car parking provision
The car parking spaces, including mobility impaired spaces and EV charging spaces, shall be provided in accordance with the approved plans prior to the first use of the development and shall be retained for parking purposes thereafter. Reason: To ensure adequate parking provision for the development, in accordance with Transport Policy 7 and General Policy 2.
Drainage and flood risk
The development shall be carried out in accordance with the approved flood risk statement and drainage strategy. The surface water drainage system shall be implemented prior to the first use of the development and shall be maintained thereafter. Reason: To ensure the site is adequately drained and to prevent flooding, in accordance with Environment Policies 10 and 13.
Solar glint and glare assessment
Prior to the installation of any solar panels, a glint and glare assessment shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved assessment and retained as such thereafter. Reason: To ensure that the solar installation does not adversely affect aviation safety, in accordance with Environment Policy 22.
Retail floorspace limits
The retail floor space for the Spar food store shall be limited to 485sqm GFA (internal), and the second retail unit shall be limited to 89sqm GFA. Any future expansions beyond these specified limits shall be subject to further planning approval. There shall be no installation of mezzanine floors. Reason: To prevent overconcentration of retail facilities in the area and support the vitality and viability of nearby town centres and local village retail floorspace.
Use classes restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the Units shall not be used other than as stated below: Spar Shop - Class 1.1, 1.2, and 1.3; Unit 2 - Class 1.1; Light Industrial Units - Class 2.1. Reason: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.
Operational hours
The operational hours for the retail units and light industry facilities shall be restricted to between 0630am to 2200 Monday to Saturday and 0800 - 2200 on Sundays. Reason: To minimize potential disturbances to the local community and promote a high quality of life for residents.
Attenuation tank maintenance plan
Prior to the commencement of development, a Maintenance Plan for the proposed attenuation tank, adhering to the principles outlined in CIRIA C753 'The SUDS Manual,' shall be submitted to and approved in writing by the Department. The Maintenance Plan shall include, at a minimum: 1. A schedule for regular inspections and sediment removal, specifying the frequency. 2. Details of access arrangements for maintenance vehicles and personnel. The approved Maintenance Plan shall be implemented in full. A record of sediment removal shall be retained and made available to the Department upon request. Reason: To ensure the effective operation of the attenuation tank and mitigate flood risk.
No objections
Revised plans and additional detail address all concerns; no objection subject to access/visibility splays per Drawing No. 23003 05 Rev A
No objections; request condition for soft landscaping, bird boxes and hedge protection
No objection; note industrial zoning but extant retail use and reference to retail policy in Area Plan for the South
No physical safeguarding issues with building; glint and glare assessment required for solar panels
Highways initially requested revisions but later raised no objection subject to conditions; Planning Policy highlighted retail policy concerns on industrial land; Ecosystem Policy and Malew Parish Commissioners had no objections with minor condition requests.
Key concern: retail development on land zoned for industrial use
Highways Development Control
Conditional No ObjectionOverall, the proposed development is acceptable to Highways and is not expected to create significant road safety concerns or highway network efficiency issues. However, for the avoidance of doubt... the applicant should submit the Designers response document.; Highways DC request increased provision of cycle storage... and a reduction in height of the boundary wall to the highway to 600mm.; Recommendation: Request further information / revisions.
Conditions requested: submit the Designers response document; increased provision of cycle storage to accommodate the light industrial sections; reduction in height of the boundary wall to the highway to 600mm
Planning Policy, Cabinet Office
No CommentStrategic Policy 9... All new retail development... must be sited within the town and village centres...; Business Policy 5... On land zoned for industrial use, permission will be given only for industrial development... retailing will not be permitted except where...; Business Policy 10... Retail development will be permitted only in established town and village centres...
Highway Services HDC
No ObjectionHighway Services HDC does not oppose (DNO) the following applications.
Highways Development Control
Conditional No ObjectionHighways Development Control raise no objection to the proposal subject to all access arrangements and visibility splays to be provided in accordance with Drawing No. 23003 05 Rev A. The applicant is reminded that a Section 109(A) Highway Agreement will be required...
Conditions requested: all access arrangements and visibility splays to be provided in accordance with Drawing No. 23003 05 Rev A; Section 109(A) Highway Agreement will be required for the alteration to the highway
Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team can confirm that we are content with the information provided. Should this application be approved we request that a condition is secured for the soft landscaping, bird boxes and hedge protection...
Conditions requested: condition is secured for the soft landscaping, bird boxes and hedge protection as shown in the Proposed Site Plan (Drawing No. 23003 05)
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following Planning Applications 24/00896/B
