10 December 2024 · Planning Committee
Douglas Corporation Depot, Isle Of Man Business Park, Douglas, Isle Of Man, IM2 2qy
The proposal involves building a steel-framed, pitch-roofed industrial unit measuring 16m x 12m with a ridge height of 7.2m (6m to eaves), finished in grey non-insulated plastisol, including 8 rooflights, a roller shutter door, and a large opening to a fenced material depot yard of 182sqm.
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Although the proposal does not fully comply with the site's industrial zoning under the Area Plan for the East, as waste facilities are better suited to a dedicated site elsewhere, the officer conside…
Strategic Policy 1
Requires efficient use of sites considering landscaping and amenity. The officer assessed that the purpose-built facility optimises the site layout, improves environmental setting over open operations, and aligns with this policy.
Spatial Policy 5
Addresses design and visual impact. The proposal improves site appearance by enclosing operations, retaining boundary trees, and fitting the industrial character, assessed as positive contribution under GP2.
Strategic Policy 10
Supports employment in suitable locations with transport links. Site in major employment area with labour access and public transport benefits the facility's retention.
General Policy 2
Covers amenity, visual, highway, and tree impacts. Officer tested against visual/amenity improvements, no highway harm, and conditioned tree protection; partial tension with zoning but outweighed by site-specific benefits.
Transport Policy 4
Requires highways to accommodate development safely. No changes to access/operations, sufficient parking (95 spaces), and Highways no objection confirmed compliance.
Transport Policy 7
Parking standards met by existing 95 spaces, no operational increase, near public transport.
Business Policy 1
Encourages employment growth if policy-compliant. Retains jobs and improves staff conditions in employment area.
Waste Policy 1
Permits waste facilities if no adverse impacts and need shown. Aligned with Waste Strategy need, no unacceptable amenity/highway harms, but noted zoning conflict; improvements mitigate issues.
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.
Use restriction and approved plans
The building hereby approved shall be used only as an operational waste transfer station, and be carried out strictly in accordance with the approved Layout shown on Drawing No. E&R.23.069.1003 Rev A, and operated/retained as such thereafter. Reason: To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
Materials approval
The building and fencing hereby approved shall be finished externally as shown on Drawing No. E&R.23.069.1004 Rev A, and retained as such thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
Tree protection plan
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until a tree protection plan which provides details of a Construction Exclusion Zone ('CEZ'), and suitable protective fencing for the adjacent trees has been submitted to and approved in writing by the Department. Within the CEZ nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit. The implemented CEZ may only be removed when the construction work has been fully completed on the site. Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
No objection - no significant negative impact upon highway safety, network functionality and/or parking as the site access and layout are acceptable
No objection but noted that allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986
No objection
