09/00013/BRefused

14 April 2009 · Planning Committee

Conversion from former Printing Works to Company Headquarters and licensed controlled Waste Recycling Centre

Factory, Ronaldsway Industrial Estate, Ronaldsway, Ballasalla, Isle Of Man, IM9 2ry

Received12 Feb 2009

Validated12 Feb 2009

Committee9 Apr 2009

Decided14 Apr 2009

2 months

Received12 Feb 2009

Validated12 Feb 2009

Committee9 Apr 2009

Decided14 Apr 2009

2 months

Why was this refused?

Incompatibility with light industrial/mixed-use evolution of estate
Noise, dust, and external storage impacts on hotel and adjacent leisure/data centre
Heavy HGV traffic (135 tippers in/out daily) conflicting with approved lighter uses
Dismissal of transport assessment for unrealistic factory comparison
Proximity to nursery, post office, and residential amenities ~200m away

JC Properties Ltd sought permission to change the use of the former Castle Industries building in Ronaldsway Industrial Estate to headquarters for JCK Ltd, a demolition company, including sorting and transfer of construction/demolition waste (no organics or crushing on site), external storage of materials up to 6m high…

Refusal Reasons

✗R1. Whilst the site lies within an area designated for Predominantly Industrial use on the Isle of Man Planning Scheme (Development Plan) Order 1982, the present character of the estate is light industrial and incorporates non-industrial uses such as the children's centre offices and nursery, the post office, the offices at Forrest House and the Sefton Express hotel, which has permission for a significant extension for additional bedrooms towards the application site. In addition, planning permission has been granted for the change of use of the adjacent warehouse to a leisure facility and permission has been granted in principle for a research and development and light industrial development on the land over which the new access is proposed. As such, the introduction of a waste recycling facility as is proposed in this application would introduce a heavier type of industrial use with the potential for noise, dust and heavy traffic nuisance to existing and potential authorised users of the estate.

Documents (20)

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Decision & Reasoning

Refused14 April 2009

The officer noted the site is in a 'Predominantly Industrial' area per the 1982 Development Plan Order but emphasized the estate's current light industrial character with modern buildings like the Sef…

Policies Assessed (8)

WASTEPOLICY1

Waste Policy 1

Requires waste facilities to have no unacceptable adverse impacts on amenities (visual, dust, noise), traffic, landscape, heritage, ecology, water, etc., and an EIA. Objectors cited failure; officer refused due to noise/dust/traffic impacts on light uses despite industrial zoning.

GP2

General Policy 2

Permits development respecting site/surroundings in siting, scale, amenity, traffic, etc. Officer applied to refuse heavy use conflicting with estate's light character; objectors noted adverse effects on amenity/traffic.

APPENDIX5

Environmental Impact Assessment

Requires EIA for waste installations; objectors (e.g. Sefton) highlighted absence, preventing assessment of noise/air/water pollution.

TP3

Transport Policy 3

Protects rail routes; mentioned by objectors but not central to refusal.

TP4

Transport Policy 4

Highways must accommodate generated traffic safely; officer rejected assessment.

TP6

Transport Policy 6 - Equal weight for vehicles and pedestrians

Prioritise pedestrians; objectors raised safety near hotel.

TP9

Transport Policy 9

Protects Ronaldsway Airport; no bird strike issues raised.

TP10

Transport Policy 10

Safeguards airport operations.

Public Comments (13)

SupportHighways Division(statutory consultee)

Do not oppose

SupportResident of Port Soderick(public)

No objection; complies with Strategic Plan policies

SupportHugh Logan Architects(other)

Interest expressed (raised traffic concerns)

ObjectionMalew Parish Commissioners(parish)

ObjectionCastletown Commissioners(parish)

ObjectionEllis Brown Architects (on behalf of Sefton Express Hotel)(statutory consultee)

ObjectionHereford Limited(neighbour)

ObjectionIsle of Man Post Office(neighbour)

ObjectionRonaldsway Aircraft Company Limited(neighbour)

ObjectionBADRA (Ballasalla and District Residents' Association)(public)

ObjectionOwners/residents of Brookfield Avenue properties (e.g. Bourne Court, Silverburn, Cintra, The Maples, etc.)(neighbour)

ObjectionBraemar, Douglas Road, Castletown(neighbour)

ObjectionMr Graham Cregeen MHK(public)

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People

Sarah Corlett

Case Officer

JC Properties Ltd

Applicant

T E Craine

Agent

Key Information

Reference: 09/00013/B
Decision: Refused
Date: 14 April 2009
Parish: Malew
Property: 🏭 Factory/Manufacturing
Year: 2009
Type: Full Planning Application
Category: Change / Of / Use
Scale: moderate

Property Details

Property Type: commercial
Proposal Type: change of use
Context: industrial

Property Planning History (4)

21/00187/BApproved2021

Refurbishment of existing building including cladding works, rooflights, solar panels, replacement of existing windows and doors and creation of additional access door

12/01388/CRefused2013

Change of use of redundant industrial warehouse to an entertainment, leisure and activities centre

09/00013/BRefused2009Viewing

Conversion from former Printing Works to Company Headquarters and licensed controlled Waste Recycling Centre

94/01230/DApproved1994

Provision of advertising sign, Castle Industries, Ronaldsway Industrial Estate, Malew.

Why was this refused?

Incompatibility with light industrial/mixed-use evolution of estate

Noise, dust, and external storage impacts on hotel and adjacent leisure/data centre

Heavy HGV traffic (135 tippers in/out daily) conflicting with approved lighter uses

Dismissal of transport assessment for unrealistic factory comparison

Proximity to nursery, post office, and residential amenities ~200m away

Refusal Reasons

✗R1. Whilst the site lies within an area designated for Predominantly Industrial use on the Isle of Man Planning Scheme (Development Plan) Order 1982, the present character of the estate is light industrial and incorporates non-industrial uses such as the children's centre offices and nursery, the post office, the offices at Forrest House and the Sefton Express hotel, which has permission for a significant extension for additional bedrooms towards the application site. In addition, planning permission has been granted for the change of use of the adjacent warehouse to a leisure facility and permission has been granted in principle for a research and development and light industrial development on the land over which the new access is proposed. As such, the introduction of a waste recycling facility as is proposed in this application would introduce a heavier type of industrial use with the potential for noise, dust and heavy traffic nuisance to existing and potential authorised users of the estate.

Policies Assessed (8)