24 March 2025 · Head of Development Management (Stephen Butler)
Shoprite Warehouse, Ronaldsway Industrial Estate, Ballasalla, Isle Of Man, IM9 2aw
The proposal amends planning permission 24/90990/B for an industrial warehouse in Ronaldsway Industrial Estate, enlarging the rear north-west lean-to extension (approximately 18m x 6m under mono-pitch roof) to house a compressor and provide garage parking for up to 4 vehicles, with matching materials to the approved sc…
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The amendments are relatively minor but sited closer to the adjacent heritage railway line, raising concerns over trespass risk from vehicles/people due to poor existing boundary condition and visual …
Strategic Policy 3 - To respect the character of our towns and villages
Requires new development to ensure individual character is protected or enhanced. The officer assessed that the landscaping (trees, hedging) protects the landscape setting of the Heritage Steam Railway by softening the impact of the car park and extension.
Spatial Policy 5
New development should be designed to make a positive contribution to the land. Applied to the regeneration of a tired site with improved landscaping and surface water management.
Strategic Policy 6 - Major employment-generating development
Employment-generating development should be located in areas for such purposes. The site is in an 'Industrial Business Park' zoning on the Area Plan for the South.
General Policy 2
Development in accordance with land-use zoning and Area Plan will normally be permitted if meeting criteria on design, siting, scale, landscaping, access, parking, road safety, amenity, and services. The proposal meets multiple criteria (a, b, c, d, h, i, j, k, l, m, n) through matching materials, mitigation measures, and adequate facilities.
Environment Policy 22
Development not permitted if unacceptably harming environment/amenity via pollution, emissions, vibration, odour, noise or light. No adverse impacts identified.
Environment Policy 23
Consideration given to adverse impact to existing neighbours from alterations/improvements. No neighbour concerns raised; site adjoins railway, not residential.
Environment Policy 43
Proposals to regenerate run-down urban areas supported. The tired, overgrown site benefits from refurbishment and clearance.
Transport Policy 1
New development close to existing public transport including rail. Site near railway stop, bus links, and airport.
Transport Policy 2
Layout to provide for bus, pedestrian, cycle routes linking existing systems. Conditions require shower room, bike storage, parking/turning.
Transport Policy 3
Development on/around rail routes must not compromise attraction as tourism/leisure facility. Mitigated by landscaping to protect setting.
Transport Policy 7
Parking provision per Department standards. Rearranged parking complies, with conditions for implementation.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Shower, parking and bike storage
Prior to the building first being brought into use by the applicant the following shall have been implemented and be operational: (a) Shower room and; (b) Sufficient parking and turning for cars and motorcycles and; (c) Secure bicycle storage. These facilities shall be retained and maintained for the lifetime of the development approved.
Railway boundary treatments
Prior to the car park spaces near the railway line first being brought into use the following shall have been implemented: (a) The boundary fence between the new car park and the railway shall be repaired or replaced with the same or similar and; (b) The new boundary hedge planted in accordance with the details on drawing no.21 Revision A shall take into consideration and apply where possible the guidance contained within Planning Circular 1/92 and; (c) The full length of the boundary hedge shall be completed and planted before the 30th of November 2025. (d) No vehicles or containers shall be parked adjacent to the railway line at any time. Thereafter the boundary fence and hedge shall be retained and maintained by the applicant or occupant of the site.
Tree planting
Before the 30th of November 2025 the seven trees shown on approved drawing no.21 Revision A shall be planted. The species, age and method of planting shall be as detailed on drawing no.21 Revision A. When planted the trees shall be: (a) Planted a minimum distance between 4 and 6 metres from the site boundary with the railway line and; (b) A minimum height of between 600 and 1200 millimetres in height and; (c) Planted in accordance with the supplier's recommendations and; (d) The trees shall be maintained by the applicant and or occupier of the site. Thereafter the trees shall be retained and maintained by the applicant or occupier of the site. Any trees which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Soft landscaping
No later than the 30th of November 2025 all soft landscaping as shown on the approved site plan no. 24 1837/13 Revision E shall have been planted in accordance with the supplier's recommendations. In respect of the new boundary hedge consideration should be given to the guidance contained within Planning Circular 1/92 and applied where possible. Thereafter the soft landscaping shall be retained and maintained by the applicant or occupier of the site. Any planting which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Hard landscaping and parking
No later than the 30th of November 2025 all the hard landscaping, including vehicle parking and turning areas, as shown on the approved site plan no.13 Revision E shall have been completed and be available for use. All vehicle parking and turning areas shall be operational for the lifetime of the development approved.
No advertisement consent
For the avoidance of doubt no approval is hereby given for any sign or logo indicated on the building, the roof or anywhere else shown on any submitted plan.
No objection to the amendments because they do not result in a significant negative impact upon the highway network.
Welcome the proposal and are comfortable with the proposed hedge improvements as a method of improving safety and appearance; comfortable with a specific planning condition requiring a new hedge is installed and maintained to suitably prevent pedestrian access.
The proposed mixed native hedge would be appropriate, we have no preference on exact species composition. However Hawthorn and Blackthorn would work. If keeping the fence (post and wire) including Dog Rose or Burnet Rose would provide a good source of nectar for insects.
Isle of Man Railways raised concerns about tree proximity to the rail line and parking near the boundary but welcomed the development for improving appearance and employment, ultimately supporting with a condition for a robust new hedge.
Key concern: Tree 4 and 5 are too close to the Railway line and could cause leaf or branch fall on the line in future
Isle of Man Railways
Conditional No ObjectionWe are comfortable with the proposed improvements to the hedge as a method of improving safety and the appearance of the site.; We welcome the development in terms of improvements to the appearance of the area and enhanced employment.; We would be comfortable with a specific planning condition identifying the requirement to install and maintain a new hedge, provided it is suitably robust to prevent pedestrian access.
Conditions requested: specific planning condition identifying the requirement to install and maintain a new hedge, provided it is suitably robust to prevent pedestrian access
