22 December 2025 · Planning Committee
Stores Offices & Premises, Main Road, Crosby, Isle Of Man, IM4 4bn
The site at Former Crosby Wholesalers, Main Road, Crosby currently holds four low-intensity warehouse buildings used for self-storage, offices and limited car sales, set back from the road with off-road parking and a sloping grassed verge.
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The officer concluded the intensification from four low-intensity existing units to ten independent industrial/storage units would cause unacceptable adverse impacts on local character, scale and neig…
Strategic Policy 4
Requires development in Crosby village to maintain existing settlement character and be appropriate scale for local housing and limited employment needs. Officer assessed intensification to 10 units and closer road positioning as breaching this by eroding semi-rural character in central village core.
Strategic Policy 3
Development must respect character of towns and villages. Failed due to increased visibility/prominence of units closer to road, urbanising site and harming village scale/character.
General Policy 2
Considers visual/amenity impacts, highway safety, landscaping. Proposal failed on amenity harm from activity/noise, highway conflicts from layout, and visual impacts from prominence.
Environment Policy 2
Development should not harm landscape classification unless essential. Assessed as harming semi-rural landscape through intensification and reduced setbacks/tree enclosure.
Environment Policy 23
Consider adverse neighbour impacts. Intensification expected to increase noise/disturbance/nuisance from 10 units vs current low-impact uses.
Environment Policy 42
Respect local character and identity. Failed as proposal erodes Crosby's semi-rural village identity.
Transport Policy 4
Highway safety and safe accommodation of vehicles/pedestrians. Numerical parking ok but layout/bays unsuitable for mixed uses/larger vehicles, risking conflicts/highway spillover.
Transport Policy 7
Parking provisions per Appendix 7. Met numerically but practical operation doubted due to domestic bays and constraints.
Strategic Policy 10
Promote integrated transport network; para 9.2.7 requires off-highway manoeuvring. Layout raises doubts on safe operation without highway conflict despite Highway DNOC.
Supports as substantial investment addressing demand for small starter units under 1500 sqft, reinforcing eastern employment centre on allocated industrial land, aligning with Isle of Man Economic Strategy for diverse economy and 5000 new jobs.
Do not oppose subject to conditions on access/layout/turning/parking, pedestrian/cyclist route restrictions, and off-site works on Old Church Road.
Manx Utilities Authority provides detailed drainage requirements without formal objection; DOI Highways initially objects but later supports with conditions after amendments; DEFA Biodiversity requests specific ecological mitigation conditions; Marown Parish Commissioners object to overdevelopment and access issues.
Key concern: overdevelopment and highway safety/access issues
Manx Utilities
Conditional No ObjectionManx Utilities will permit domestic foul flows to be connected into the existing sewerage system in Old Church Road, these flows are considered a replacement of existing development flows; Drainage communication fees will be chargeable for each industrial unit; Any flood risk assessment will need to be reviewed by the FMD
Conditions requested: surface water runoff from hardstanding areas must be kept separate from foul flows, with no surface water discharges permitted to be discharged into the public foul network
Highway Services HDC
No ObjectionHighway Services HDC does not oppose (DNO) the following applications
DEFA Ecosystem Policy Team
Conditional No Objectionproceed on the basis that nesting birds are definitely present and require mitigation; Installation of a number of bird nest boxes, suitable for different species of birds - swift boxes high up on the northern elevations of the new units and open fronted nest boxes on the trees
Conditions requested: no development to commence unless a bird mitigation plan has been submitted to Planning and approved in writing, containing details of avoidance and compensation measures including number, location and type of nesting boxes; no permanent outdoor lighting to be installed unless a sensitive low level lighting plan following Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023) has been submitted and approved in writing; no works to commence unless a tree protection plan has been submitted to Planning and approved in writing; tree and scrub removal must be undertaken in line with methodologies in section 4.5.2 and 4.5.5 of Wardell Armstrong’s PEAR dated November 2022
Highway Services HDC
ObjectionRecommendation: Request further alterations/information
Highway Services HDC
Conditional No Objectionnow do not oppose (DNOC) the application subject to the following conditions
Conditions requested: Site access, site layout, turning and parking (all types) on the approved plans provided before first occupation and retained thereafter; Pedestrian/cyclist route onto old church road from the site must remain as such for the lifetime of the development and can only be used by motor vehicles during emergencies and TT event days; Off-site highway works on old church road shown on the approved plan shall be implemented before first occupation
Marown Parish Commissioners
ObjectionThe Commissioners OPPOSE the Application on the following grounds
Marown Parish Commissioners
Objectioncontinue to OPPOSE the Application on the grounds listed in the letter of 21st ultimo
