27 April 2021 · Planning Committee
Old Ballamaddrell Artist Studios, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal sought retrospective approval for two small pods (2.7m x 4.1m each) erected in 2017, a shed (4m x 4m) erected in 2019, and permission to use part of the existing craft workshop complex for retail sale of art produced on-site.
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The officer considered the proposal a departure from retail policies requiring such uses in town centres but recommended approval as it represents a 'unique form of promoting locally produced items' w…
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires new retail (except neighbourhood shops) in town/village centres on zoned land. Officer assessed as departure but justified by unique site-made craft sales not viable individually in centres; small scale below retail impact thresholds.
Business Policy 8
Limits retail outside centres. Departure accepted due to items produced on-site integral to business, with condition restricting to site-made/designed items to prevent uncontrolled retail.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports retail in existing areas at appropriate scale without harming centres. Small units (under 100 sqm each, total 308 sqm) and low visitor numbers deemed not to detract from town centres.
Business Policy 5
Allows site-produced item sales if not severable from business. Applied to justify retail of crafts made on-site; officer noted items could be sold elsewhere but unique maker-buyer experience tips balance.
Environment Policy 16
Permits reuse of rural buildings for small-scale commercial if preserving historic fabric without extensions or traffic issues. Older buildings qualify; reuse for retail preserves interest without adverse change.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Retail restriction
This approval relates to the retail only of items manufactured or designed on the site defined in the plans received on 4th December, 2020. Reason: the site is not designated for retail use nor in a town or village centre and uncontrolled retail here would be contrary to Business Policies 8 and 9 and Strategic Policy 9 of the Strategic Plan.
Public hours restriction
No members of the public shall remain on the site outwith the periods 0900-1700hrs Monday to Saturday inclusive. Reason: to control the impact of the proposed use on highway safety and the amenities of the surrounding area.
Suspend temporary events PD
Upon commencement of the retail use hereby permitted, the site may not be used for the purposes of Class B under the Town and Country Planning (Permitted Development) (Temporary Use or Development) Order 2015. Reason: to control the impact of the proposed use on the surrounding highway network and the amenities of the surrounding area.
Additional information and revisions acceptable; 15 parking spaces adequate for day-to-day; no open days to assist highway management; recommend conditions for future events
Strongly support the comments made by Highway Services whilst supporting the application
Mixed responses including initial objection from a neighbour, initial opposition from Arbory and Rushen Parish Commissioners due to parking, later support from the same parish, and no objection from Highways Division with conditions recommended for events.
Key concern: inadequate parking and traffic congestion on narrow Grenaby Road
Ballacubbon Farm
Objection"this application be refused"; "Overall, the Highways Authority’s position is absurd"; "the site is located in the Manx countryside which, under extant planning policies, is protected 'for its own sake'"
Conditions requested: additional information on site development history, existing buildings, conversions, new builds, and approved uses to be submitted, advertised, and open for public comment
Arbory and Rushen Parish Commissioners
ObjectionWhile the Commissioners are generally supportive of the use of the site they feel obliged to oppose this application as there is inadequate parking on the site.; The Commissioners would be willing to support a future application which more adequately addresses parking in and around the site.
Arbory and Rushen Parish Commissioners
SupportThe following application was supported and the Commissioners wished to strongly support the comments made by the Department of Infrastructure, Highways Division in relation to this application.; 20/01497/B Grenaby Art Studios Ballamaddrell. Erection of craft workshop pods, shed and additional use of site for sale of art - amended plans.
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and/or parking.
Highway Services
Conditional No ObjectionThe additional information and revisions uploaded on 22 February 2021 are acceptable to Highway Services.; some 15 spaces are available day to day which is adequate for most operations at the site.; no open days are to take place which will assist in managing adverse issues surrounding on-street parking and traffic management.
Conditions requested: conditions to cap the floor space and restrict the number and / or to provide an event management plan with events co-ordinated with Highway Services and the Police; Temporary signing could be put out in advance and cones put around accesses to prevent obstruction; No events should occur when the S100 race is on as Grenaby Road forms the diversion route
