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24/91308/B Page 1 of 9
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91308/B Applicant : Albion Knitting Company Proposal : Amendments to PA 24/90990/B including Internal/external alterations, lean-to extension to rear North-West elevation, and refurbishment works Site Address : Barrule House - Warehouse Ronaldsway Industrial Estate Ronaldsway Ballasalla Isle Of Man IM9 2AW
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.03.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. Prior to the building first being brought into use by the applicant the following shall have been implemented and be operational. The facilities shall be retained thereafter;
(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.
Reason: To ensure adequate provision in accordance Transport Policy 2 and 7, and General Policy 2 of the Strategic Plan 2016.
C 3. 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;
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(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
Reason: To aid prevention of trespass onto the railway line by providing a clear boundary and suitable barrier between persons and vehicles, thus protecting users of both sites. In accordance with Transport Policy 2 and 7, and General Policy 2 of the Strategic Plan 2016.
C 4. 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.
Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved to protect the landscape setting of the Heritage Steam Railway Line by softening the impact of the additional built forms that are the car park and the extension in accordance with Strategic Policy 3 and 5, General Policy 2 and Transport Policy 3.
C 5. 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.
Reason: To ensure adequate provision in accordance with General Policy 2 of the Strategic Plan 2016.
C 6. 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.
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All vehicle parking and turning areas shall be operational for the lifetime of the development approved.
Reason: To ensure adequate provision in accordance with Transport Policy 2 and 7 and General Policy 2 of the Strategic Plan 2016.
C 7. 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.
Reason: An application for Advertisement Consent is required.
N 1. Irrespective of the details contained within the planning application submission or the planning officers report the applicant should be aware of and make any person undertaking work on their behalf aware of, their duty as stated in the Act to have regard to the environment as detailed in s36 of the Isle of Man Wildlife Act 1990 and those protected species listed in Schedule 5 and Schedule 7 of the Act.
It is an offence subject to penalties to, intentionally or recklessly kill, injure or take a protected species, intentionally or recklessly damage or destroy, or obstruct access to, any structure or place which protected species use for shelter or protection, intentionally or recklessly disturb any protected species while it is occupying a structure or place which it uses for that purpose.
N 2. The response from Ecology suggested the use of Hawthorn, Blackthorn, Dog Rose and or Burnet Rose within the boundary hedge.
This application has been recommended for approval for the following reason. By virtue of the design, scale, position and landscape mitigation of the proposal, the proposal is considered to accord with Strategic Policy 3, 5 and 6, General Policy 2, Environment Policy 22, 23, and 43, Transport Policy 1, 2, 3 and 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following Plans, drawings and relevant details submitted between the 18th of November 2024 and 19th of February 2025.
o Site and Location Plan - Drawing no.24 1837/01
o Proposed Site Plan - Drawing no.24 1837/13 Revision E
o Proposed Roof Plan - Drawing no.24 1837/09 Revision A
o Proposed Ground Floor Plan - Drawing no.24 1837/07 Revision D
o Proposed First Floor Plan - Drawing no.24 1837/08 Revision B:
o Proposed Elevations - Drawing no.24 1837/10 Revision B
o Proposed Sections - Drawing no.24 1837/11 Revision C
o Landscape Details - Drawing no.24 1837/21 Revision A
o Compressor Ground Floor Plan 1:50 - Drawing no.24 1837/18 Revision A
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Right to Appeal
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It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highway Services - No Objection
DOI Railways - no objection, satisfied with proposed improvements to the boundary, made recommendations that have been added as a note in the Decision Notice.
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Officer’s Report
1.0 THE SITE 1.1 The application site relates to the curtilage of Barrule House within the Ronaldsway Industrial Estate as delineated by the red line boundary on the Location Plan.
1.2 The building is of mixed construction, fabricated metal and block painted rendered and painted brick walls with a mixture of large windows and roller shutter style doors. There is a dual pitch two storey gable and single storey flat roof protrusion. There are access roads to the front and rear and there exists hard standing parking areas to the front and rear of the building.
1.3 Internally the building is split in two with north / north-west area given over to a snooker club which has its own entrance. The area subject to this approval is presently a warehouse style area with limited office space.
1.4 Since approval of planning permission 24/90990/B alterations in accordance with the approval have commenced on site; These include but are not limited to the areas for car parking and turning, oil tank storage and compressor room, and internal alterations.
1.5 Access to the site is off the access road no.C146 which leads off a roundabout on the A5 close to Ronaldsway Airport.
1.6 There are other similarly constructed and designed buildings within the industrial estate.
1.7 The heritage Manx Steam Railway abuts the north-west boundary of the site.
2.0 THE PROPOSAL 2.1 The development proposed is an amendment to that approved under planning application number 24/90990/B described as 'Internal/external alterations, lean-to extension to rear northwest elevation and refurbishment works to existing industrial building'. In support of the amendments, amended drawings have been submitted. The key points of the amendments are outlined below.
(a) Enlargement of the approved north-west elevation extension which will house the compressor to include garage parking for up to 4 vehicles. The extension continues the line of the approved lean-to. The lean-to extension below a mono-pitch roof will be approximately 18m x 6m. The materials and construction designed to match the approved new finishes.
(b) Rearrangement of the parking spaces and landscaping.
3.0 PLANNING POLICY Taking account of the above, within the adopted Isle of Man Strategic Plan 2016, the following policies are considered relevant in the determination of this application:
3.1 Site Specific
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3.1.1 In terms of local plan policy, the application site is in area designated as 'Industrial Business Park' on the Area Plan for the South, Map 4 Ballasalla.
3.1.2 The site is not within a Conservation Area and is not a Registered Building nor is the site within the setting of either.
3.1.3 The site is not within a Flood Risk Zone or within a Conservation Area and there are no protected trees within the site. The site is not within setting of Registered Building, Conservation Area or root protection area of a protected tree.
3.2 Strategic Plan
o Paragraph 3.5 of the Strategic Plan (e) To safeguard existing and abandoned railway routes.
o Strategic Policy 1: Development should make the best use of resources by, (a) optimising the use of previously developed land, underused land and buildings; (b) ensure efficient use taking account of needs for access, landscaping and amenity and; (c) in a location to utilise existing and planned infrastructure facilities and services.
o Strategic Policy 3: New development must ensure that individual character is protected or enhanced.
o Strategic Policy 5: New development should be designed to make a positive contribution to the land.
o Strategic Policy 6: Employment-generating development should be located in areas for such purposes.
o General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development accords with the criteria of the Policy. In this case the following criteria are considered relevant (a), (b), (c), (d), (h), (i), (j), (k), (l), (m), (n); (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.
o Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: (i) pollution of sea, surface water or groundwater; (ii) emissions of airborne pollutants; and
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(iii) vibration, odour, noise or light pollution.
o Environment Policy 23: When considering alterations and improvements to existing facilities consideration will be given to any potential adverse impact to existing neighbours.
o Environment Policy 43: Generally proposal to regenerate run-down urban areas will be supported.
o Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
o Transport Policy 2: The layout of development should, where appropriate, make provision for new bus, pedestrian and cycle routes, including linking into existing systems. The adjacent railway line is part of the ISS (Island Spatial Strategy) and has the potential for improvement in the longer term as part of an Integrated Transport Strategy for the Island. A railway line stop is available close to the application site. There are bus links within a longer walking distance. The site is also close to Ronaldsway Airport.
o Transport Policy 3:New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes
o Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards
4.0 Other material considerations o Heritage Railways Independent Review (09/01/2024) 9.6, Evaluation of where the heritage railways could be used to provide regular passenger services or freight services, assessing wider objectives. o Planning Circular 1/93 Landscape Guidance Notes: Site separation; post and rail fencing is the most functional method of protection. Design; should account for the whole environment, the juxtaposition of building, open space, roads, surface treatment, circulation and plant groupings. o Planning Circular 1/ 92 The Isle of Man Planning Scheme (Development Plan) Order 1982 Manx Hedges: Offers guidance on construction of a substantial hedge. o Manual for Manx Roads, Movement and Place Practitioner's Guide: Design principles including availability adequate parking and encouragement of all methods of travel including walking and cycling. o Managing our Natural Wealth, The Isle of Man's First Biodiversity Strategy 2015-2025: By 2050 Manx biodiversity will be valued, conserved, restored and managed sustainably, able to adapt to unavoidable change, provide essential services and contribute to a high quality of life for all.
5.0 PLANNING HISTORY There is more planning history on the site however this one is the only one considered materially relevant to the assessment of this planning application. 24/90990/B Internal/external alterations, lean-to extension to rear northwest elevation and refurbishment works to existing industrial building. Permitted.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
Local authority o Malew Parish Commissioners -
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Although consulted on 22.11.2024 and 19.02.2025 no comments have been received regarding this amended application. (The Commissioners did not object to the original application 24/90990/B)
Statutory Bodies
o Highway Services - (25.22.2024) No objection to the amendments because they do not result in a significant negative impact upon the highway network.
o DOI Isle of Man Railways - (07.02.2025) Welcome the proposal and are comfortable with the proposed hedge improvements as a method of improving safety and appearance however further consideration of the following; (a) Tree no.4 and 5 are too close to the Railway line boundary therefore they should be positioned further away. (b) The defined parking is too close to the railway and cause conflict due to poor parking or larger vehicles.
(24.02.2025) Comfortable with a specific planning condition requiring a new hedge is installed and maintained to suitably prevent pedestrian access.
o Ecosystem Policy - 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.
o Environmental Health - Although consulted on 22.11.2024 and 19.02.2025 no comments have been received regarding this amended application. (EH had no comment to make to the original application 24/90990/B)
o Department for Enterprise - Although consulted on 22.11.2024 and 19.02.2025 no comments have been received regarding this amended application. (The department supported the proposal under the original application 24/90990/B)
o Manx Utilities, Electricity - Although consulted on 22.11.2024 and 19.02.2025 no comments have been received regarding this amended application. (Manx Utilities made no comment to the original application 24/90990/B) o Highways (Drainage) - Although consulted on 10.02.2024 and 19.02.2025 no comments have been received.
7.0 ASSESSMENT 7.1 The amendments proposed on the rear elevation of the building and within the rear area of the site are, in themselves, relatively minor. However due to the proximity of the railway line greater consideration is given to the proposal and potential impacts.
7.2 DOI Highways have raised no objections and in essence the availability of parking and turning remains, it is the location that has changed.
7.3 The key consideration is the impact of the amended development being nearer to the railway line that has resulted in an amended landscape scheme.
7.4 Design
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7.4.1 The site as existed, building and land, had become tired and where vegetation existed it was mostly self-seeded and overgrown and unsightly. The previous application was approved acknowledging that the proposal would improve that which existed.
7.4.2 The proposed extension is larger than that previously approved but remains subservient and small in comparison to the overall scale of the existing building. The materials proposed for the larger extension will match those already approved.
7.4.3 Much of the scrub land has been cleared and will be replaced with a landscaping scheme.
7.4.4 Although not within a flood zone, consideration has been given to improving surface water management within the site. A draft soakaway layout (plan 10 Revision B) has been submitted and has in part commenced and will be constructed accordingly.
7.4.5 Overall the design of the proposed development accords with the aforementioned Policies and the development remains acceptable.
7.4.6 The Design is acceptable.
7.5 Impact upon the historic railway line 7.5.1 The rearranged parking layout results in development being closer to the railway line, as a result two harmful impacts would occur. Firstly the risk of vehicles or people entering the railway line, particularly with the boundary treatment in its current poor condition; this puts the railway users and other users at risk. Secondly, the visual impact from a historic railway carriage would be harder than previously existed; parked cars.
7.5.2 As a result of the above assessment, the previously approved landscaping has been altered. Additional trees will be planted set back from the railway to break up the visual of the car park and extensions on the rear of the building. In addition, new hedgerow planting will be inserted along the boundary, and along the parking area. Such measures are considered relevant and necessary to protect the heritage railway line from inappropriate development.
7.6 OTHER 7.6.1 All other elements assessed under the previous planning application remain as assessed and relative conditions are proposed carried forward.
8.0 CONCLUSION 8.1 For the above reasons the proposal is considered to accord with Strategic Policy 1, 2, 3, 5 and 6, General Policies 2, Environment Policy 22, 23 and 43, Transport Policy 1, 2, 3 and 7 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
8.2 It is recommended that the application be approved with the relevant conditions from planning decision 24/90990/B carried forward.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
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9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.
Decision Made : Permitted Date : 18.03.2025
Determining Officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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