27 August 2015 · Director of Planning and Building Control - Michael Gallagher
Manesca Ltd, The Quay, Port St. Mary, Isle Of Man, IM9 5ea
The proposal involves a retrospective application to retain a white-painted shipping container sited north of the Manesca Building, an industrial-style shellfish processing facility in Port St Mary's harbour boat park.
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The officer assessed the container as not conspicuous or out of place alongside the existing clad industrial building in a shellfish processing area within the harbourside, supporting Island employmen…
General Policy 2
Requires development in line with Area Plan zoning to respect site/surroundings in siting/layout/scale/form, avoid adverse townscape/amenity impacts, protect sea views, ensure access/safety, mitigate flood risk, etc. Officer confirmed the container meets all relevant criteria (b, c, d, e, g, h, i, l) given its scale, location adjacent to existing industry, and lack of harm in harbour context.
Environment Policy 35
Permits development in Conservation Areas only if preserving/enhancing character. Site in proposed conservation area; officer noted container not conspicuous or out of place amid industrial buildings, thus no adverse character impact.
Environment Policy 10
Requires flood risk assessment/mitigation where risk exists (site at 1:200 year flood risk with +0.45m climate allowance). No formal assessment submitted but recent 2014 extension approved without flood objection; officer implied acceptable given no raised concerns.
Environment Policy 11
Coastal development not to increase flooding/erosion risk or prejudice sea defences. Assessed compatible as temporary, low-impact structure in existing industrial use.
Environment Policy 13
Prohibits development with unacceptable flood risk. Officer found no unacceptable risk on/off-site.
Environment Policy 4
New harbour industry must be marine-based, appropriate scale, adjacent to existing uses, no amenity harm, no prejudice to leisure access, high design standard. Container is marine-related (shellfish storage), small-scale, adjacent to processing building, no objections, acknowledges harbourside prominence.
Temporary permission until 31 August 2020
The building may remain in place as shown in the submitted information for as long as it is used for its approved purpose until at the latest 31st August, 2020 whereupon it must be removed unless otherwise approved by the Department. Reason: the structure is clearly a temporary structure which is visible by the public and should not remain in situ for longer than it is required.
no objection (Harbours Section own the land and consulted)
no objection
Port St Mary Commissioners and DOI Highways both have no objections to the retrospective siting of a shipping container for cold storage at Manesca Building, The Quay, Port St Mary.
Port St Mary Commissioners
No ObjectionPort St Mary Commissioners have no objections to the following planning applications: 15/00839/B
DOI Highways
No ObjectionHighway Services Comment made DNOC; Harbours contacted as their land do not oppose
