16 July 2025 · Delegated - Principal Planner (Chris Balmer)
Whitestone Garage Ltd, Douglas Road, Ballasalla, Isle Of Man, IM9 2lb
The proposal seeks to extend the time limit on a previous approval in principle (AIP) for converting an underused former car garage and showroom into a retail unit with a sales area of 460sqm, limited to specific Class 1.1 retail uses like sale of goods (not hot food), hot drinks, sandwiches for off-premises consumptio…
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The officer determined that the application duplicates the recently approved schemes 20/01446/A and 23/00774/B, which were found to contribute to sustainable development principles by reusing an under…
Strategic Policy 1
Requires efficient use of land and buildings; officer found proposal reuses underused garage, aligning with sustainable development by making best use of brownfield site in existing settlement.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises development in settlements; site in Ballasalla service village with growth potential, supported by APS2013 housing allocations and gateway role near airport.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Seeks retail in centres; 460sqm unit below 500sqm major threshold, in mixed-use potential area of service village, justified by local need, RIA, and no harm to adjacent retail.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Requires appropriate scale; proposal at 460sqm supported by RIA showing local population growth, not major development, no adverse impact on centres like Castletown.
Environment Policy 13
Site at high flood risk; resubmitted FRA acceptable, detailed FRA and attenuation conditioned for reserved matters stage.
General Policy 2
Sets general development standards; applied to amenity, highways, drainage via reserved matters condition.
Time limit for reserved matters and commencement
Application for approval of all of the reserved matters shall be made to the Department before the expiration of 16th July 2027. The development hereby approved shall be begun before the expiration 16th July 2029 or the expiration of two years from the date of approval of the last of the reserved matters, whichever is later.
Reserved matters details
Notwithstanding the submitted illustrative drawings, details of the internal layout, drainage, design, means of access, landscaping and external appearance (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Department before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved. These details must include but are not limited to: a) the provision of access junction arrangements and visibility splays; b) parking spaces (car/bike/bicycle/disabled) in accordance with standards and turning areas for vehicles within the site including loading and unloading areas; c) swept path analysis; d) surface treatment of any parking areas and other parts of the site which will not be covered by buildings; e) all external materials to be used in the development; f) existing and proposed ground, floor and roof/ridge levels; g) details of all boundary treatments; h) hard and soft landscaping; i) tree survey, planting and tree protection measures; j) foul and surface water details including discharge and possible attenuation; k) details of pedestrian crossings, pavements, bus stops; l) details of any public art; m) measures in reducing energy demand, n) Full Flood Risk Assessment details.
Specific retail use class 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 site shall not be used other than for; Class 1.1 (a) the retail sale of goods other than hot food; and/or (d) for the sale of hot drinks, sandwiches or other cold food for consumption off the premises, and/or (h) for the displaying of goods for sale. The site shall not be used for no other purpose in Class 1.1 of Article 5 of the Order at any time.
Customer hours restriction
No customers shall be served or remain in the building outside of the hours; 0800 to 2100 Monday to Saturday, and 0900 to 1800 Sunday.
Deliveries hours restriction
There shall be no deliveries to the site outside of the following hours: 0800 to 2100 Monday to Saturday, and 0900 to 1800 Sunday.
Maximum retail sales area
The retail sales area of the use hereby approved shall be no greater than 460sq m as outlined in orange on Proposed Site Plan drawing number 1845.01.P-02.
No objection - any reserved matters application must address pedestrian access
No objection subject to condition - no registered trees impacted, trees on curtilage pose no real constraints with careful protection; landscape plan and tree survey to be conditioned
