27 July 2006 · Planning Committee
Industrial Starter Units Middle Farm, Richmond Hill, Douglas, Isle Of Man, IM4 1jl
The site is to the east of the Energy From Waste Facility on Richmond Hill, Braddan, partly zoned for reclamation and open space under the 1991 plan, with an emerging (withdrawn) Braddan Parish Plan zoning it for waste treatment and recycling.
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The officer assessed the two-part proposal: relocation of stone recycling and new industrial starter units. Relocation was not justified beyond visual screening by the units, as it had 'not been demon…
Policy B/EI/PR/5 Modified Draft Braddan Parish Plan
Designates land south/east of EfWF for waste recycling/treatment near disposal facility, without detriment to surroundings (visual/environmental, esp. watercourse), with landscaping. Officer gave limited weight as plan withdrawn, but prior recycling approvals established intent; industrial use not in accordance with zoning, partial prior recycling development insufficient justification.
The Department is supportive of this application
Do not oppose subject to the imposition of standard condition/note
Do not oppose subject to the imposition of standard condition/note
Do not oppose subject to the imposition of standard condition/note
Do not oppose subject to the imposition of standard condition/note
The original application (06/00558/B) was refused by the Planning Committee on 20 July 2006, primarily because the proposal conflicted with the site's Open Space (Agricultural) designation under the 1991 Braddan Local Plan and would prejudice future recycling uses by introducing incompatible light industrial units. The appellant argued that prior approvals for recycling and waste facilities, along with draft plan zoning for industrial/waste uses, had superseded the extant plan, supported by demonstrated need for industrial starter units confirmed by the Department of Trade and Industry (DTI), and that relocation improved access and visual amenity without operational issues. The Planning Committee defended the refusal, asserting limited weight to the discontinued draft plan and that industrial units would prejudice recycling intentions adjacent to the EfW plant. The inspector concluded that events had overtaken the 1991 plan's designation, accepted the DTI evidence of ongoing shortage of suitable industrial land, found the proposal compatible with area intentions (including potential recycling within units), and determined no material environmental or highways impacts, recommending the appeal be allowed subject to conditions.
Precedent Value
This appeal demonstrates that proven economic need for employment land, supported by DTI, can override strict policy and draft zoning where prior approvals indicate changed area character; future applicants should prioritise DTI endorsement and supply shortage evidence over rigid zoning compliance.
Inspector: Terrence Kemmann-Lane
