24 January 2024 · Delegated - Head of Development Management (Stephen Butler)
Unit 36, Snugborough Trading Estate, Union Mills, Isle Of Man, IM4 4ql
The proposal involves replacing an existing single-storey steel-framed workshop with a new detached workshop measuring 18.55m wide x 19.8m deep, with eaves height of 5.5m and ridge height of 7.25m, clad in 80mm thick Kingspan KS1000RW composite sheeting, featuring three roller shutter doors on the front elevation and 1…
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The officer concluded the replacement workshop is compatible with the existing light industrial use and surrounding buildings on the recognised industrial estate, having little visual impact on the ch…
Environment Policy 7
Prohibits harm to watercourses unless mitigated; requires identification, risk assessment, pollution measures, phased works, normally 8m buffer. Site adjoins River Dhoo; condition requires method statement for run-off/sedimentation protection, addressing proximity concerns.
Environment Policy 10
Requires flood risk assessment and mitigations where flooding risk exists. Site in surface water flood zone adjacent to River Dhoo; condition mandates raised freeboard and services above flood levels.
Environment Policy 22
Prohibits unacceptable harm from pollution, emissions, light pollution etc. Condition prevents direct lighting onto River Dhoo to protect migratory fish spawning.
Transport Policy 4
Requires highways to accommodate development traffic safely. Highway Services raised no objection; parking/turning areas conditioned.
Transport Policy 7
Requires parking per standards (e.g. 1 space per 30 sq m light industrial). Provision meets upper end for light industrial; no mezzanine without approval to maintain parking.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Use restriction
The units shall be used only for the permitted use of the existing structure on site as a workshop building, and for any Use as outlined in Use Class 2.2 (Light Industrial and Research and Development) and/or Use Class 2.4 (Storage or Distribution) of the Town and Country Planning (Use Classes) Order 2019 or equivalent classes in any replacement to that Order.
No mezzanine without approval
The unit hereby approved shall not have a mezzanine floor installed without first receiving prior written approval from DEFA Planning.
River protection method statement
No development shall take place until a method statement which sets out how the River Dhoo will be protected from run-off and sedimentation during both the construction phase of the development, and subsequently during the operational phase of the replacement workshop building, has been submitted to and approved by the Planning Authority. Thereafter, the development shall be carried out and operated in accordance with the approved statement.
No lighting onto river
No direct exterior lighting, such as security lighting, shall be directed onto the River Dhoo running to the rear of the site.
Flood freeboard
The development shall be fitted out internally with a raised freeboard & services sited above potential flood levels.
no objection
no significant negative impact upon highway safety, network functionality and/or parking
no objections provided that there is no adverse effect on the adjacent watercourse and no direct exterior lighting directed onto the river
Do not oppose subject to condition(s) for flood mitigations (raised freeboard & services above potential flood levels)
All four consultees (Highway Services, DEFA Fisheries, DOI Flood Risk Management, and Braddan Commissioners) raised no objections to application 23/01072/B, with some requesting specific conditions related to flood risk, fisheries protection, and construction precautions.
Key concern: The proposed building works are in a surface water flood zone.
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 Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.
Conditions requested: precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river; no direct exterior lighting be directed onto the river
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; Flood Risk Management’s input has been deferred pending further information; Do not oppose subject to condition(s)
Conditions requested: Flood risk mitigations should be implemented (raised freeboard & services above potential flood levels); If works are within 9.1m of the river bank a Section 20 Works Consent should be applies for
Braddan Commissioners
No ObjectionBraddan Commissioners considered the planning applications below at their meeting last week on 28 September and I can confirm that they had no objection to any of them.; PA23/01072/B - Erection of proposed detached replacement workshop building - Unit 36 Snugborough Trading Estate, Union Mills, Isle of Man, IM4 4QL
