8 September 2025 · Delegated - J Chance, Director of Planning and Building Control
Unit 17a, Snugborough Trading Estate, Union Mills, Isle Of Man, IM4 4lg
The proposal involves constructing an aluminium-framed commercial building measuring 17.8m long by 7.9m wide and 6.5m tall, finished in profiled aluminium cladding (Goosewing Grey) with a white air-supported membrane roof, including a roller shutter door and pedestrian accesses.
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The proposed development is considered acceptable in principle and detail, having regard to the established retail use of the site and its operational needs due to larger delivery trailers requiring m…
General Policy 2
Requires proposals to respect site/surroundings in siting/layout/scale (b), avoid adverse townscape impact (c), retain landscape features (f), provide servicing/manoeuvring (h), avoid road safety/traffic issues (i). Officer assessed building's 8m setback, 6.5m height matching units, cladding/roof suiting estate, retained landscaping, and adequate hardstanding as compliant.
Strategic Policy 1
Efficient use of land/resources. Proposal optimises underused land between units for ancillary storage, enhancing functionality without expanding footprint or use.
Strategic Policy 3 - To respect the character of our towns and villages
Safeguard character of towns/villages, regard to local materials/character (b). Assessed as complementing industrial estate via utilitarian design, materials, and screening minimising public view.
Spatial Policy 5
Design/visual impact; new buildings positive contribution. Modern aluminium/membrane appropriate to setting, modest scale integrates without dominating.
Strategic Policy 7
Retain zoned industrial/retail land for such uses unless incompatible. Ancillary to approved retail, no material change generating extra impacts.
Environment Policy 3
Safeguard woodland/high amenity vegetation. No trees/shrubs removed; condition protects retained trees/rear vegetation per DEFA advice.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal to other users. Layout separates vehicle/pedestrian routes; safe access via doors/link.
Transport Policy 7
Parking provisions. Existing areas adequate; no extra demand.
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.
Tree Protection Plan
No development shall commence until a Tree Protection Plan has been submitted to and approved in writing by the Department. The plan shall detail the location and specification of protective fencing, root protection zones, construction exclusion zones (CEZ), and any necessary arboricultural supervision. The approved measures shall be implemented prior to any site clearance or construction activity and maintained in full for the duration of the development works. 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. Any retained tree which, within five years of the approved development being occupied or completed (whichever is the later), dies, is removed, or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To prevent unacceptable loss or damage to existing trees and vegetation, in accordance with Environment Policy 3 and General Policy 2(f) of the Strategic Plan.
Materials approval
No above ground floor development shall commence until details of all external materials and finishes, including the profiled aluminium cladding and air-supported membrane roof, have been submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained as such thereafter. Reason: To ensure the external appearance of the development is appropriate to its industrial context, in accordance with Strategic Policy 5 and General Policy 2(b).
Use restriction
The building hereby approved shall be used solely for marshalling, decanting, and temporary storage purposes ancillary to the existing retail operations at Unit 18a. It shall not be used for the display or sale of goods, nor for office accommodation or any other purpose falling outside of ancillary storage and logistics functions. Reason: To ensure the use remains consistent with the approved ancillary function and does not result in a material change of use that could generate additional impacts, in accordance with Strategic Policy 7 and General Policy 2.
No significant negative impact upon highway safety, network functionality and/or parking; suitable areas for unloading and staff parking
No objection
No objection; no registered trees impacted; standard tree retention conditions recommended
