27 May 2025 · Delegated - Principal Planner (Chris Balmer)
Panelcraft, Unit 16, Tromode Estate, Tromode, Douglas, Isle Of Man, IM4 4rg
The site is an existing industrial building at the northern end of Tromode Estate, zoned for industrial use and not in a flood zone despite proximity to the River Glass. The proposal subdivides the 1,060m² building into 9 units ranging from 107m² to 202m², adds individual front roller shutter doors and rear pedestrian …
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The officer assessed the subdivision as acceptable in principle on industrially zoned land under Business Policies 1 and 5, as it maintains industrial uses without retail and provides satisfactory ame…
General Policy 2
Applies to proposals in accordance with land-use zoning. The site is zoned 'Industrial' under the Area Plan for the East, and the subdivision maintains industrial uses, making it compliant.
Business Policy 1
Supports business development in zoned areas. Subdivision provides flexible industrial units without retail, aligning with zoning and prior industrial use.
Business Policy 5
Permits industrial subdivisions subject to amenity and servicing. Officer confirmed satisfactory standards and no intensification.
Environmental Policy 22
Controls environmental impacts of industrial uses. Conditioned uses and no external storage/lighting protect amenity; no greater intensity than existing.
Environment Policy 23
Manages amenity effects. No adjacent residences and use restrictions ensure compliance despite potential varied smaller-scale operations.
Transport Policy 4
Requires adequate parking and access. Amended layout provides required spaces per standards, approved by Highways.
Transport Policy 7
Addresses highway safety. Unchanged access and sufficient parking/turning, with conditions for implementation.
Environmental Policy 22
Supports employment uses. Proposal enhances flexibility for light/general industrial and storage in zoned area.
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 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 hereby approved shall only be used for; Light industry and Research & Development (class 2.2); General industrial (Class 2.3); Storage/distribution (Class 2.4). 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.
No mezzanine floors
Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floor shall be constructed without a further application for planning approval being submitted and approved. REASON: the parking provision is considered acceptable on the basis of the floor area of the proposed units as shown in the submitted plans and on only one floor of accommodation per unit.
Parking and turning provision
The development hereby approved shall not be occupied or operated until the vehicle / cycle parking and turning areas have been provided in accordance with approved plans (Layout plan P01-B received on 13th May 2025) and the parking and turning areas shall thereafter be kept available for the parking and turning of vehicles associated with the development. REASON: In the interests of highway safety.
No external storage
No items of machinery or any equipment or other goods shall be kept outside of any buildings and all activities shall be undertaken within the buildings unless otherwise agreed in writing by the Planning Authority. REASON: To protect the neighbouring amenity and parking areas.
Lighting scheme approval
No external lighting shall be permitted except that as approved as part of a lighting scheme to be submitted to and approved by the Planning Authority. REASON: In the interest of the neighbouring amenity.
No objection
No objection to amended plans; parking meets standards with disabled, cycle, and potential EV spaces
No objection
No objection; existing private surface water system suitable
Highway Services Division raised concerns requiring further information on parking and layout before not opposing, while Onchan District Commissioners recommended approval.
Key concern: marked van parking spaces blocking the front entrance doors
Highway Services Division
Conditional No ObjectionThe proposals are acceptable in principle in terms of highways and network impact, however, further information and layout plans should be provided as follows; The Applicant should address the above issues before HDC will not oppose the application
Conditions requested: marked van parking spaces should be removed from the layout; provide a parking provision assessment of the development taking into account the parking provision on the site (without the van parking), the total GFA of all the units combined and the Strategic Plan 2016 parking standards; disabled parking and secure cycle/motorcycle parking should be provided for owners, staff and customers of the units within the site; consider communal EV charging points for owners, staff and customers of the units
Onchan District Commissioners
SupportThe Board of Onchan District Commissioners would recommend that the application be APPROVED for planning purposes only
