20 November 2013 · Council of Ministers based on Planning Inspector Alan Langton's report
Land Adj To Forrest House, Ronaldsway Industrial Estate, Ronaldsway, Ballasalla, Isle Of Man, IM9 2rg
The proposal involves building a two-storey accommodation block (changing facilities, offices, canteen, training room), a single-storey appliance bay for two fire engines, a 10m training tower, and an enclosed RTA training compound on a 3,450 sq m flat grassland site adjacent to Forrest House in Ronaldsway Industrial E…
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The Inspector noted the site is designated Business Park under Area Plan Employment Proposal 3 for light industrial, warehousing, etc., but a fire station has similarities as an occupational service s…
General Policy 2
Permits development according with zoning if respecting site/surroundings (b), not adversely affecting amenity/character (c,g), providing safe access/parking (h), and not unacceptably impacting road safety/traffic (i). Inspector assessed details as if compliant despite zoning tension, finding visibility splays/access met TP4; minimal disturbance; high-quality design. GP2(h)(i)/TP4 met by corner site accesses to A5 roundabout.
General Policy 3
Exceptions to zoning for overriding national need (g) with no alternative. Noted as potential guide but not strictly applied as site is zoned; need for fire station considered but outweighed by GP2 assessment.
Community Policy 9
Favourable consideration for new fire stations in/near new/expanded residential areas. Directly supported proposal near growing Ballasalla (pop. growth to match Castletown) and risks.
Community Policy 10
Requires access for fire-fighting vehicles/water supplies in new developments. Site provides good highway access.
Transport Policy 4
Highways must accommodate generated traffic safely. Visibility splays (2.4x70m) and layout met requirements.
Transport Policy 10
Controls development near airports to protect safe use. Outside PSZ/height restrictions; no objection.
Environment Policy 3
Ronaldsway as Business Park for light industrial etc., buildings in dominating parkland. Fire station similar/compatible but slight conflict; insignificant land loss.
Landscape Proposal 19
New buildings visible from A5/railway of high-quality functional design. Proposal met precisely in form/layout with quality materials intent.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
The development shall not be carried out except in accordance with the following drawings: 1231-000B, 1231-001L, 1231-003N, 1231-004N, 1231-009H and 113 all received by the Planning Authority on 9th September 2013, unless the Planning Authority agrees in writing to any variation.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved unless the Planning Authority agrees in writing to any variation. Details of hard landscaping shall include footpaths and hard surfacing. Hard landscaping shall be completed prior to first occupation of the fire station. Details of soft landscaping shall include planting within the site and alongside all its boundaries. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the occupation of the Fire Station. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of similar size and species unless the Planning Authority agrees in writing to any variation.
Materials approval
Prior to the commencement of any building operations, samples of external finishes of buildings shall be submitted to and approved in writing by the Planning Authority and the development shall be implemented in accordance with the approved details unless the Planning Authority agrees in writing to any variation.
Materials approval (duplicate)
Prior to the commencement of any building operations, samples of external finishes of buildings shall be submitted to and approved in writing by the Planning Authority and the development shall be implemented in accordance with the approved details unless the Planning Authority agrees in writing to any variation.
Parking and access completion
Prior to first occupation of the Fire Station hereby approved the two new vehicular accesses, eastern and western paved areas and 18 space car parking area all as shown on drawing 1231-001L shall be completed and thereafter retained.
no objection subject to no surface water to foul sewers, connection to public sewer, and drainage fee
do not object; ideal situation to serve the local area
no issues identified after safeguarding exercise; Airport will not be objecting
no concerns expressed
no concerns expressed
concerns about sign visibility addressed by layout amendment; implied support post-amendment
contact MEA for electricity supply (Note 2); underground cables/overhead lines nearby (Note 1)
