17 November 2015 · Planning Committee, presented by E Riley
Land Adj To Forrest House, Ronaldsway Industrial Estate, Ronaldsway, Ballasalla, Isle Of Man, IM9 2rg
The site is a flat, square-shaped parcel of land in the Ronaldsway Industrial Estate, zoned as a Business Park, surrounded by grassland, tree screening, and business units like Forrest House. The development involves an L-shaped building with a two-storey accommodation block, three fire appliance bays (up from two in t…
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The principle of development was established by the extant approval PA 13/91065/B for a fire station, assessed by an independent Inspector and approved by the Council of Ministers, with no material po…
General Policy 2
Requires development in zoned areas to respect site/surroundings in siting, scale, design, landscaping; not adversely affect amenity, highways, safety. Officer found proposal complies given business park zoning, functional design, conditioned highway measures, no amenity impacts in industrial area.
General Policy 3
Permits development outside zoning only for overriding national need with no alternative. Applied via exception (g) for emergency services, supported by prior Inspector findings on location suitability versus residential/town/rural alternatives.
Environment Policy 22
Prohibits unacceptable harm from pollution, noise etc. Noise from irregular emergency call-outs accepted as limited, not overriding, similar to prior approval.
Business Policy 5
Limits industrial land to industrial/storage uses. Emergency services accepted as compatible with business park zoning per prior approval.
Community Policy 9
Favourable to new fire stations near residential/industrial risks. Directly supports location between Castletown/Ballasalla near airport/industrial estate.
Community Policy 10
Requires proper access/water for firefighting. Satisfied via highway conditions ensuring access/visibility.
Transport Policy 4
Highways to accommodate development traffic safely. No objection from Highway Services with conditions.
Transport Policy 7
Parking per standards. 29 spaces exceed requirements (18 fire, 7 ambulance), including alternatives.
Transport Policy 10
Protect airport operations. Site outside safety zones, no objections.
Environment Policy 3
Ronaldsway as Business Park for light industrial etc., buildings in parkland. Loss accepted due to prior approval, limited pressure, emergency need; permeable grass parking reduces visual impact.
Landscape Proposal 19
High-quality functional design for visible buildings. Form follows function, annotated materials indicate quality.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping have been submitted to and approved in writing by the Department and these works shall be carried out as approved unless the Department agrees in writing to any variation. Details of hard landscaping shall include footpaths and hard surfacing. Hard landscaping shall be completed prior to first occupation of the fire station. Details of soft landscaping shall include planting within the site and alongside all its boundaries. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the occupation of the Fire Station. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of similar size and species unless the Department agrees in writing to any variation. Reason: To secure an appropriately landscaped setting for the application site.
Highway visibility and access
Prior to occupation of the building, the access points, hard standing, parking, manoeuvring areas and visibility splays shall be provided and maintained free from obstruction thereafter. Reason: In the interests of highway safety.
Parking and access completion
Prior to first occupation of the Fire Station hereby approved the two new vehicular accesses, eastern and western paved areas and vehicle parking areas 01 and 02, all shown on drawing 1231-201D, date-stamped as having been received 1st October 2015, shall be completed and thereafter retained. Reason: In the interests of highway safety.
no objection subject to condition on access points, hard standing, parking, manoeuvring areas and visibility splays
no objection
Malew Parish Commissioners raised no objection to the application. DOI Highways do not oppose subject to a condition ensuring access points, parking, and visibility splays are provided and maintained free from obstruction prior to occupation.
Malew Parish Commissioners
No ObjectionThey do not object to this Application.
DOI Highways
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 15/10/15; Reason: in the interests of highway safety
Conditions requested: Prior to occupation of the building the access points, hard standaing, parking, manoeuvring areas and visibility splays shall be provided and maintained free from obstruction thereafter.
