7 March 2025 · Head of Development Management (Stephen Butler)
Plot 8 Middle River Industrial Estate, Pulrose Road, Douglas, Isle Of Man, IM2 1al
The proposal involves erecting a two-level self-storage facility made from stacked shipping containers, measuring 46.3m by 31.6m with a height of 5.3m, providing 1492.8 sqm of storage space, 12 car parking spaces, perimeter fencing, and wildlife mitigation features on an industrial-zoned plot currently covered in wild …
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The proposal complies fully with the site's industrial zoning and is in keeping with the layout and general character of Middle River Industrial Estate, as the use aligns with surrounding industrial a…
Strategic Policy 1
Requires efficient use of land; officer assessed the proposal optimises unused industrial land in a zoned employment area near Douglas, aligning with policy by providing storage without sprawl.
Spatial Policy 5
Addresses design quality; amendments like timber cladding and fencing relocation improve aesthetics and integration with industrial surroundings, maintaining height below adjacent eaves.
Strategic Policy 6 - Major employment-generating development
Supports such developments on zoned land; self-storage fits industrial zoning and offers employment growth potential in Douglas key area.
Strategic Policy 10
Promotes sustainable travel; site's location in established estate with internal access and low traffic generation complies, supported by DOI Highways.
General Policy 2
Covers amenity, visual, highways, biodiversity; tested against visual (b,c,f), amenity (g), highways (h,i) aspects, with conditions ensuring compliance via materials, operations, access.
Transport Policy 4
Requires safe accommodation of generated traffic; access per drawing 102 Rev B provides visibility and internal movement, no tailing back, accepted by DOI Highways.
Transport Policy 7
Sets parking ratios; 12 spaces short of 15 required but acceptable per DOI Highways precedent and self-storage traffic data showing low demand.
Environment Policy 4
Protects species/habitats; wildlife mitigation with bat/bird boxes enhances site value adjacent to trees, per DEFA advice and drawing 104.
Environment Policy 10 - Development and flood risk
Manages flood risk; requires prior implementation of approved mitigation measures from PA 24/00674/B correspondence dated 01 July 2024 for surface water in NW site section.
Environmental Policy 22
Controls nuisances; low-impact storage use with no on-site staff, remote operation, and conditions limit external activity and lighting.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval - containers
The proposed storage containers, as shown on drawing referenced 125/101 Rev F, shall have their front elevation clad in timber and the remaining elevations coloured dark green, and they shall be retained as such thereafter.
Materials approval - fencing
The proposed perimeter fencing along the site boundary and gates, as shown on drawing referenced 125/101 Rev F, shall be coloured grey (similar to the adjoining sites) and retained as such thereafter.
No external storage
No items of machinery, equipment, or other goods shall be kept outside of any containers, and all activities shall be undertaken within the containers as shown on Drawing 125/101 Rev F.
Removal if disused
In the event that the containers hereby approved are not used or required for storage purposes for a period exceeding 12 months, the containers and fencing hereby approved shall be removed and the ground restored to its former condition within 18 months of its last use.
No retailing
There shall be no retailing from the storage units.
Use limited to storage
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019, the use hereby approved shall be limited to storage.
Parking for customers only
The car parking area hereby approved shall at all times be made available for the parking for visiting customers and shall be retained available for such use. No vehicle may be left overnight within the parking area.
Access arrangements
The development shall be carried out in strict accordance with the access arrangements as detailed on drawing number 102 Rev B.
Flood mitigation
Prior to the commencement of development, the flood mitigation measures approved under the Correspondence from the Applicant's Agent received 01 July 2024 (as part of PA 2400674B) shall be implemented in full and retained as such thereafter.
Bin storage
Prior to the occupation of the development hereby approved, the bin storage and recycling collection points shall be provided in accordance with the approved plans (Drawing No. 125/101 Rev F) and shall be permanently retained thereafter and solely for the purpose of refuse storage.
External lighting
No external lighting shall be installed unless in accordance with the details contained in the Proposed Lighting Plan (Drawing No 105 rev A) and shall be retained as such thereafter.
Bat and bird boxes
The bat and bird boxes proposed as part of the development shall be installed in accordance with the Wildlife Mitigation Measures shown on Drawing No. 104 and retained as such thereafter.
no significant road safety or highway network efficiency issues, no objection subject to access arrangements per drawing 102 Rev B
no objections, recommends compliance with Highway Act and Manual for Manx Roads regarding surface water runoff
no objection subject to conditions on external lighting per Drawing 105 and bat/bird boxes per Drawing 104
no objection
