3 January 2013 · Minister for Infrastructure (final appeal decision upholding Planning Committee approval)
Crosby Wholesalers, Main Road, Crosby, Isle Of Man, IM4 4bn
The proposal sought retrospective permission to change the use of four single-storey warehouse buildings from retail wholesaling to self-storage and document storage, with 24-hour access to Unit A (south-east corner) and restricted hours for the others.
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The officer assessed that the site had a lawful established retail warehousing use for over 10 years, making it previously developed land.
General Policy 3
Restricts development outside zoned areas except on previously developed land where redundant use can be redeveloped to reduce landscape impact and improve environment. Officer found site qualifies as previously developed with established lawful warehousing; proposed storage reuses buildings with similar impact but fewer movements, improving wider environment.
Environment Policy 2
Protects High Landscape or Coastal Value areas' character unless development does not harm landscape quality. No external changes and established commercial use mean no harm to landscape character; location not essential but prior use lawful and proposal comparable.
Approved plans
This permission relates to the change of use from retail wholesalers to 24-hour access self storage/document storage warehouse as shown on the location plan and Drwg Nos P02 and P05, all received on 9 October 2012.
External lighting details
Within 2 months of this notice, details of any external lighting to be provided within the site shall be submitted to and approved in writing by the Planning Authority. External lighting shall be installed only in accordance with the approved details.
Operating hours restriction
Unit A, in the south east corner of the site, is the only building to which 24-hour access is allowed 7 days a week. The other 3 buildings (Units B, C and D) shall be accessed only between 08.00 hrs and 17.00 hrs Mondays to Fridays.
no opposition as no traffic management, parking or road safety implications
Marown Commissioners objected to the 24-hour operation of the self-storage warehouse due to its location in a residential area and potential noise and light nuisance; Highways Division had no objection citing no traffic management, parking or road safety implications.
Key concern: 24-hour operation inappropriate in residential area causing noise and light nuisance
Marown Commissioners
ObjectionThe Commissioners made no objection to the initial application which indicated an operating day of 0800 – 1700 on Monday to Friday only. This is acceptable, and some flexibility into the early evening may be acceptable subject to certain safeguards.; The Commissioners' sole area of concern is the proposed 24-hour operation of the premises being, as it is, in a Residential area.
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
The original application for retrospective change of use of four warehouse units from retail wholesalers to self-storage/document storage warehouse, with 24-hour access to Unit A, was approved by the Department of Infrastructure. Marown Parish Commissioners appealed, objecting to the 24-hour access due to potential noise and light disturbance to nearby residents in this residential area. The planning authority defended the approval, arguing no visual harm, reduced traffic compared to retail use, and minimal noise impact. The inspector assessed the effect on living conditions, concluding that infrequent night-time visits, distance to residences (25-55m), screening by boundary wall, and condition controls would prevent material harm. The appeal was dismissed, confirming the approval subject to conditions on external lighting and restricted access hours for Units B, C, and D.
Precedent Value
This appeal demonstrates that third-party objections to 24-hour operations in residential areas can be overcome with evidence of separation distance, low night-time activity likelihood, and boundary screening; future applicants should quantify expected usage patterns and propose conditions proactively.
Inspector: Ruth V MacKenzie
