21 May 2025 · Planning Committee
Ballakinnish Nurseries, Ballakinnish, Douglas, Isle Of Man, IM4 1jj
The application seeks to vary conditions 2 and 3 of the 2014 approval (14/00689/C) for temporary storage of construction materials at the former nursery site, expanding permitted projects to include Douglas Promenade, Tram Track, Flood Alleviation and road works, and adding storage of sharps in 20 x 20ft containers unt…
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The proposed use is now part of land designated for development as industrial in the Area Plan for the East and does not conflict with this proposal or the application on adjacent land.
General Policy 2
General Policy 2 covers general development considerations. Officer assessed the proposal complies as the temporary storage does not cause unacceptable harm to amenity, highways or landscape, given industrial zoning and national need.
Transport Policy 4
Transport Policy 4 relates to highway safety. Assessed as compliant based on DoI Highways confirmation that site access and traffic levels (1-2 LGVs/week increase) are acceptable.
Employment Proposal 3 Sites BE002(b)g
Designates sites for industrial/business park uses including storage. Site now within this designation; proposed storage not incompatible despite not being processing/manufacturing.
DoI only
The use hereby approved shall enure for the benefit only of the Department of Infrastructure only. Reason: The development is granted only as an exception in the national interest.
Permitted uses
The land shall not be used other than for the following uses and for the time periods set out in Condition 3; o storage of construction materials in association with DoI projects consisting of the following; Douglas Promenade Works, including installation of coastal rock armour; Continuation of the Tram Track; Douglas Flood Alleviation works; and Road works projects in the east, central and southern parts of the Island. o storage of 20 storage containers for sharps only. Reason: The development granted as an exception to assist in the delivery of national projects.
Materials storage time limit
The use for the storage of construction materials in association with DoI projects, as set out in Condition 2 shall be for a limited period of 5 years from the date of this approval coming into effect and thereafter the use hereby permitted shall be discontinued. Reasons: In the interests of clarity.
Sharps storage cessation
The use for the storage for sharps (as set out in Condition 2) shall cease on or before 1 January 2027. The 20 storage containers hereby approved shall be removed from the site within 3 months of the use ceasing. Reasons: In the interests of clarity.
Container location
The proposed storage containers shall only be kept in the area hatched blue as shown on drawing I1/054 Rev A received 5 March 2025. Reasons: In the interests of visual amenity.
no objection
do not oppose
no objection
Highway Services HDC confirmed no significant negative impact on highway safety, network functionality or parking for application 23/00063/B in two consultation responses. DEFA Biodiversity had no issue with the continued use of the site as a DoI Highways Depot, provided no extension into ecologically sensitive areas.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
DEFA Biodiversity
No ObjectionThe Ecosystem Policy Team can confirm that the Manx Wildlife Trust’s (MWT) Ecological Advice for Ballakinnish Nurseries dated August 2021 is all in order and that we have no issue with the continued use of the site as a DoI Highways Depot.; Therefore it is our expectation that any use of the site will be contained to the already disturbed and much used area and therefore the MWT’s mitigation measures will not be required.; However, should the DoI wish to extend the depot area in the future then we expect that the MWTs ecological ranking will be taken fully into consideration as will their recommended avoidance and mitigation measures.
