19 July 2022 · Planning Committee
Isle Of Man Government, Department Of Infrastructure, Vehicle Testing Centre, Ballafletcher Road, Cronkbourne, Douglas, Isle Of Man, IM4 4qj
Swagelok Ltd proposed demolishing the former Vehicle Test Centre building (c.1800m² over two floors) and replacing it with a modern single-storey industrial facility including assembly/test areas, labs, warehousing, offices, and parking for 91 vehicles plus cycle and EV spaces.
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The officer assessed the proposal as compliant with land use zoning for industrial development on previously developed land within Douglas settlement boundary, in line with Strategic Policy 1 and Area…
Strategic Policy 1
Promotes making best use of resources including previously developed land and redundant buildings. Officer found proposal reuses brownfield former test centre site (BE020g), establishing principle of development as acceptable.
Strategic Policy 6 - Major employment-generating development
Employment generating development should be on zoned land. Site zoned Industrial in Area Plan for the East; proposal for light industrial/R&D complies with Employment Proposal 1 restricting uses to manufacturing/warehousing.
Strategic Policy 7
Protects employment land from other uses. New building limited to Class 2.2 light industry/R&D by condition, preserving zoning.
Business Policy 1
Promotes employment opportunities. Officer noted economic benefits, DfE support for investment/jobs, operational logic for Swagelok expansion tipping balance in favour.
General Policy 2
General development control considerations including design, trees, amenity. Design improvement over existing non-meritorious building; tree impacts mitigated; no prejudice to neighbours.
Environment Policy 3
Protects woodland with amenity/conservation value. Boundary trees form green corridor; removal impacts weighed against but mitigated via planting/protection plans.
Environment Policy 4
Protects biodiversity. Habitat loss objected to by DEFA but no net loss achievable via conditioned mitigation (boxes, gardens, grassland management).
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Use class restriction
The development hereby approved may be used for Class 2.2 (Light industry and Research & Development) as set out in the Town and Country Planning (Use Classes) Order 2019 (or any order amending or replacing that order).
Materials approval
Prior to the commencement of the development hereby approved, samples of the proposed external finishes shall be submitted to and approved in writing by the Department. The development shall take place in accordance with the approved details and be retained as such thereafter.
No external waste storage
There shall be no external storage of waste
Access, turning and parking
Prior to being brought into use, the access, turning and parking areas shall be laid out as shown on the approved plans (Site Plan as Proposed; Drawing No: P205 rev F and Site Access Junction to Drawing No: ITB 17166-GA-103 Rev A) and retained as such thereafter.
Showers provision
Prior to the development being brought into use the showers as shown on the approved plans shall be provided and retained as such thereafter.
Drainage, flood and transport measures
Prior to being brought into use the measures set out in the following documents shall be implemented and retained as such thereafter: Planning Statement in relation to Drainage, Flood Risk Assessment, Transport Statement and Road Safety Audit
Ecological mitigation details
Prior to the commencement of development a details shall be submitted to and approved in writing of the proposed ecological mitigation outlined in the Technical Note: Ecological Mitigation Plan (including the specifications and locations of bat and bird boxes, bug hotels, the bike shelter and the butterfly garden, as well as Schedule 8 plant eradication plans and details about the sensitive grassland management regimes), timescales for implementation and proposed maintenance measures. The development shall take place in accordance with the approved details and be retained as such thereafter.
Tree planting plan
Prior to the commencement of the development hereby approved a tree planting plan shall be submitted to and approved in writing by the Department. The plan shall include the removal and planting of the existing access onto Ballafletcher Road. The plan shall adhere to the recommendations of BS8545:2014... [full details as per document]
Tree and habitat protection plan
Prior to the commencement of the development hereby approved a tree and habitat protection plan and arboricultural methods statement, adhering to the recommendations of BS5837:2012..., shall be submitted to and approved in writing by the Department. The agreed protection measures and construction methods shall adhered to in full...
Tree removal restriction
No tree shall be removed from the site unless it is marked for removal on the approved plans or authorised by a specific application under the Tree Preservation Act.
Low level lighting scheme
No site lighting to be installed until a detailed external low level lighting scheme, which is in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018), has been submitted to and approved in writing by Planning...
No Objection
Layout acceptable following amendments; recommends conditions for site plan and access junction
Significant investment in engineering/manufacturing sector; supports business expansion, jobs and training
Initial concerns withdrawn after cable diversion agreement
DEFA Agriculture & Lands objects to the application due to unacceptable extent of tree removal including Category B trees and significant reduction in tree canopy cover, while DEFA Ecosystem Policy Team moves to conditional no objection after mitigation proposals and DOI Highways…
Key concern: unacceptable extent of tree removal including Category B trees and significant reduction in tree canopy cover
DEFA Agriculture & Lands Directorate
Objection"the extent of tree removal proposed is deemed to be unacceptable, and the directorate would like to register its objection"; "application 21/01368/B involves a significant reduction in tree canopy cover on this site, which is an additional reason to object"; "Both Applications require the removal of at least 1 category B tree"
Conditions requested: Prior to commencement: tree protection plan and arboricultural methods statement per BS5837:2012 to be submitted and approved; Prior to commencement: tree planting plan per BS8545:2014 including location, species, nursery spec, planting spec, dates, maintenance, with 5-year replacement; No tree removal unless marked on approved plans or authorised under Tree Preservation Act; Tree planting plan to include removal and planting of existing access onto Ballafletcher Road
DEFA Ecosystem Policy Team
Conditional No Objection"suitable mitigation to achieve no net loss will be provided"; "we recommend that integrated birds bricks in the new building are installed as well"; "multiple [bat boxes] should be included"
Conditions requested: Prior to commencement: details of ecological mitigation measures per MWT Technical Note including bat/bird boxes, bug hotels, bike shelter, butterfly garden, Schedule 8 eradication, grassland management, with timescales and maintenance; Tree and habitat protection plan for retained trees/hedges with presumption against additional removal; No site lighting until low-level lighting scheme per BCT/ILP Guidance Note 8 approved
Department of Infrastructure Highways Development Control
No Comment"Recommendation: Additional information"; "Overall, the layout is acceptable in broad terms from the highway development control viewpoint"
Department for Enterprise
Support"The Department is pleased to provide its comment and support for this significant investment"; "the Department supports this significant investment"
