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25/90459/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90459/C Applicant : Isle Of Man Cricket Association Proposal : Additional use of industrial unit (Class 2.3) as indoor recreation facility with ancillary offices (Class 4.4) and parking. Site Address : Unit 16 Tromode Estate Carrs Lane Tromode Douglas Isle Of Man IM4 4RG
Senior Planning Officer: Jason Singleton Photo Taken : 12.06.2025 Site Visit : 12.06.2025 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.06.2025 __
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. The development hereby approved shall not be occupied or operated until the vehicle / cycle parking areas have been provided in accordance with approved plan (Car Parking layout plan P05 received on 2 May 2025) and the parking areas shall thereafter be kept available for the parking and turning of vehicles associated with the development.
REASON: In the interests of highway safety.
C 3. 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 additional use of the premises hereby approved shall be limited to an indoor recreation facility for cricket practice.
REASON: For the avoidance of doubt and because the proposal has been assessed and justified as an exception to policy on the grounds of this specific use.
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C 4. The ancillary use of the offices and meeting rooms, shall only be used in conjunction with the use of the building as an indoor recreational facility cricket practice and shall not be let out or used separately.
REASON: To ensure the ancillary use of the premises is used in conjunction with the recreational use.
This application has been recommended for approval for the following reason. The proposed change of use to an indoor recreational facility for cricket practice, whilst is a departure from policy, would make use of an empty existing building without the need to modify its external appearance. The level and scale of the proposed use here would not be considered to have a detrimental impact upon the wider industrial estate or seen to be an incompatible in terms of its use and has been considered to comply with General Policy 2 and Business Policy 1 of the Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to drawings and supporting information submitted on 2nd May 2025; referenced; EX01, EX02, EX03, EX04, P01, P02, P03, P04, P05
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DoI - Highways Services - No objection Onchan Commissioners - No objection __
Officer’s Report
THIS APPLICATION IS BROUGHT BEFORE PLANNING COMMITTEE AS IT IS A DEPARTURE FROM THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR APPROVAL.
1.0 THE SITE 1.1 The application site is a large industrial building No.16 "Panelcraft" that is located at the northernmost end of the commercial business site on Carr's Lane. The building runs along the eastern bank of the River Glass and as such part of the site, including the highway, to the south is within a flood zone; however the application site itself is not.
1.2 The property is a large steel framed building giving an open plan internal layout with a small mezzanine level to the east elevation. The front (south) elevation features a central projecting canopy with a pitched roof that forms a glazed pedestrian entrance with an internal atrium area and two roller shutter doors to either side.
1.3 Outside of the property are open areas of concrete hard standings that are used for parking that runs along the front and sides of the building.
2.0 THE PROPOSAL 2.1 The proposal is a change of use of existing industrial unit (class 2.3) to industrial unit (class 2.3) and indoor recreation facility with ancillary offices (class 4.4) and parking. The applicant is the Isle of Man Cricket Association.
2.2 Internally the space would be converted to an indoor recreation facility, specifically for cricket practice, with four netted lanes for a training and coaching. The remaining three bays
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of the building would be retained as industrial use (presently occupied by a car sales and repair facility that is located to the western end of the building) and would utilise existing roller shutter door and pedestrian entrances to the side. The parking apron to the front would remain for the use of the existing car sales and repair facility.
2.3 The current mezzanine level would be utilised as a viewing gallery and seating area and the existing offices below would be adapted to provide a 20 person meeting and training room, an office for two people, a small kitchenette and three W/C's.
2.4 The proposals do not intend to materially alter any of the external fabric of the building and seek to utilise the interior space. Access from the highway and parking for the units would remain as per the existing and at the front of the building.
3.0 PLANNING POLICY 3.1 The application site is designated as 'Industrial' under the Area Plan for the East, map No.8 Union Mills and Strang, and sits within the settlement boundary of Onchan.
3.2 The application site is not within a Conservation Area, nor is the building identified as being at flood risk, despite being adjacent to the River Glass.
3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:
Strategic policy 2 Priority for new development to identified towns and villages
Spatial Policy 2 Identified Service Centres for development (Onchan)
General Policy 2 General Development Considerations (a-n)
Environmental Policy 22 Protection of the wider environment and properties through nuisances
Business Policy 1 Growth of employment opportunities 5 Industrial use designations (storage & distribution) exceptions and no retail
3.4 There are no specific policies which comment specifically on the use of industrial areas or sites for non-industrial purposes. This is generally dealt with in the Strategic Plan.
4.0 PLANNING HISTORY 4.1 25/90230/B - Division of one single industrial unit into 9 units, including the removal of the existing entrance lobby and installation of new external doors. Approved.
4.2 18/00108/B - Conversion of Unit 16 into 2 units including new offices and welfare facilities, new pedestrian entrance door and new fire escape door. Approved.
4.3 01/02476/B - Amendments to approved vehicle repair centre including installation of spray booths. Approved.
4.4 01/00708/B - Erection of industrial unit for car insurance repair centre. Approved.
5.0 REPRESENTATIONS 5.1 Onchan Commissioners commented (23/05/25) - No objection.
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5.2 DoI Highways Services commented (12/05/25) - "Highway Services finds it to have no significant negative impact upon highway safety, network functionality and/or parking. As the site has suitable parking facilities for the proposals, subject to the vehicles and cycle parking shown on the approved plans implemented before first occupation and retained thereafter (via condition)".
6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;
PRINCIPLE 6.1 The proposed change of use for Unit 16 at Tromode Industrial Estate aims to convert part of the building into an indoor cricket practice facility while retaining some industrial use as per the existing.
6.2 The application site is located in an area zoned for industrial development and is situated within a defined settlement boundary of Onchan, where the general principle for 'development' would be accepted though Spatial Policy 2 and Strategic Policy 2. However the site is not designated for the proposed recreational purposes and does not easily fit into existing allocations within an industrial site land use designation.
6.3 On the Island, a change in trends has occurred and a variety of industrial estates have now evolved to offer more public and smaller business users of the premises, where there is no statutory nuisance (EP22) from the activity indoors through any noise, vibration, smell, fumes, smoke or heavy machinery operations as one would expect on an industrial estate. However, recreation and leisure are acknowledged in the Strategic Plan as being important material considerations.
6.4 Material weight is given to the opening paragraphs at Chapter 10 for Sport, Recreation, Open Space and Community Facilities Chapter that states: "10.1.1 - The quality of life on the Island and the quality of our environment are improved by attractive open space and by facilities for recreation and other community purposes. This chapter sets out policies which combine to form a land- use planning framework for the provision, protection and enhancement of such space and facilities." (Chapter 10, page 85 - IoM Strategic Plan 2016)
6.5 Within the estate there is an existing recreational use of an industrial building specifically at Unit 3, Clucas Estate as approved under; PA 19/00118/C - Change of use form industrial to indoor skate park. This demonstrates a successful recreational use of an industrial building within the estate and further demonstrates compatibility with its surroundings.
6.6 When considering the proposed use and how the nature of the business would operate, the very nature is wholly limited to the indoors of the building with the primary use of the internal floor space being laid out for cricket lanes / nets for practicing by individuals or clubs hiring a lane/ lanes for practising. Occasionally the larger space will be opened up and either group lessons or "Action Cricket" would take place. It is noted the aim of this facility is to address the current lack of dedicated cricket practice spaces on Island and would seek to provide a specialized environment for both recreational and competitive players.
6.7 The discrete nature of the business ensures the use of the facility would have little to no detrimental impact on any current or future uses of this part of the Industrial estate through any statutory nuisance (dust, noise, smells, vibration, and light pollution) through Ep22 and would not be out of keeping within this part of the Industrial estate, especially given the siting
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at the end of the estate and layout of the buildings and how it visually appears with its glazed entrance way.
6.8 In the planning statement, the applicant notes on the use of the building; "The site is likely to be used most intensively outside working hours, at the weekend and during school holidays when the users are likely to be mostly children and therefore dropped off and collected. The times of use are not likely to coincide with the highest levels of use of the adjacent units and as such there may well be some further parking available within the vicinity at peak times".
6.9 The intended use would be of a small enough scale to not be detrimental to the overall land use designation or to those surrounding business uses, which are not necessarily industrial per se. Equally, in time, should market influences arise and the need for larger industrial units be required, the lack of any intervention into the fabric of the building here as part of this application, means a return to industrial (in accordance with the current land use designation) could easily be achieved. Furthermore, the retention of the last 3 bays will remain as industrial (class 2.3) and would be unobjectionable.
6.10 Whilst the location of the premises is located out of town and is not near to the town centre or defined sports grounds, an important consideration is the Local Economic Strategy 2024-2035 which seeks to promote retail, leisure, and Hospitality infrastructure within town centres. Specifically, the document mentions; "to Encourage increased leisure provision for larger resident population and visitors (possibly invest in Onchan Park)".page 46. Equally, the Strategic Plan has general approach of protecting the vitality and viability of town centres by resisting out of town "retail" development. Whilst there is no retail element here the general thrust of both documents is to encourage leisure uses within town centres. However, there are likely no such indoor facilities of this size and scale available that would be able to cater for this need and given the nature of the proposed use for cricket practice and offices for the Isle Of Man Cricket Association, it is unlikely an existing retail unit would be appropriate or of a suitable size.
6.11 On balance, the loss of a large (floor area) industrial unit and introduction of a new recreation training facility here would make good use of an empty premises that would be appropriate for the length of the building and its intended use. The site is located within a defined settlement boundary (Onchan) which carries significant material weight and could be supported through BP1 as it would be seen to generate employment possibilities. Whilst the proposal would be contrary to BP5 (not an industrial use), the proposed use and the nature of that recreational facility is providing a service to the public and wider community for indoor sporting purposes and would be unobjectionable in this instance.
VISUAL IMPACT 6.12 Whilst not in full accordance with the Development Plan and noting there are no physical alterations to the property, when assessed again the broader principles of General Policy 2 a change of use would not impact on the wider character and appearance of the area. Also it would not conflict with adjacent uses of the Tromode Industrial Estate. It is further noted existing appearance of the building, essentially the front elevation appears as office / reception area with its glazed atrium and would be appropriate for the use of the internals as a sports hall for recreational use for cricket and its ancillary office uses in accordance with GP2b,c.
NEIGHBOURING AMENITY 6.13 The proposed use is not considered likely to lead to any greater intensification of the use as there is no increase in floor area and the unit is already in existence and formerly operated as such. There are no residential properties immediately adjacent to the site, therefore it is unlikely that it would have a significant adverse effect to the amenity of local residents or adjoining business users and would ensure compliance with GP2g.
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HIGHWAY SAFETY 6.14 This site is close to a bus network and within walking distance of a concentration of population. The estate generates a variety of different business users and the estate traffic is generally day time and week day traffic. As such there is likely to be capacity on the roadways and adjacent parking areas to accommodate any vehicles which cannot be accommodated on the site and is considered that there will not be any adverse impact on the highway network in the vicinity of the site.
6.15 With regard to parking on site and highways comments, in addition to the 26 parking spaces that have been identified at the front of the building, the applicant also demonstrates they will have use for a further 34 spaces to the east of the car parking area and to the rear of unit 17 during off peak times - after 1730hrs weekdays and over weekends.
6.16 Highway Services have considered the merits of the proposal, access to and from the site from the highway, as well as parking and highway safety. As the transport professionals their comments are relied upon and as they do not object, the proposal would be considered to aligned with the principles of GP2 (h&i) for highway safety and parking on site.
7.0 CONCLUSION 7.1 Despite the site's industrial land use designation, the proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings and provides adequate parking. The proposals seeks to promote sports and physical activity and is supported through the strategic plan and wider government initiatives that recognize the importance of recreation and is recommended for approval.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 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).
8.2 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.
8.3 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.
8.4 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.
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 30.06.2025
Signed : Presenting Officer
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