19 July 2022 · Planning Committee
Isle Of Man Government, Department Of Infrastructure, Vehicle Testing Centre, Ballafletcher Road, Cronkbourne, Douglas, Isle Of Man, IM4 4qj
The proposal involves redeveloping a previously used site within Douglas settlement boundary by refurbishing and extending the existing Vehicle Test Centre building for use as Class 2.2 light industry and research & development by Swagelok Ltd.
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The officer considered that 'the development is in accordance with the land use zoning and reuses previously developed land/building within the existing settlement boundary of Douglas.' Economic benef…
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.
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). Reason: for the avoidance of doubt.
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. Reason: in the interests of visual amenity.
No external waste storage
There shall be no external storage of waste. Reason: in the interests of visual and local amenity.
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: P105 rev E and Site Access Junction to Drawing No: ITB 17166-GA-103 Rev A) and retained as such thereafter. Reason: in the interests of highway safety and to ensure sufficient parking is provided.
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. Reason: to ensure the development takes place in accordance with the approved plans and to facilitate active travel.
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. Reason: to ensure the development takes place in accordance with the approved plans and measures relating to drainage, flooding and transport safety are implemented.
Ecological mitigation
Prior to the commencement of development, details shall be submitted to and approved in writing of the proposed ecological mitigation measures (including the specifications and locations of bat and bird boxes, bug hotels and the bike shelter, 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. Reason: in the interests of biodiversity.
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 adhere to the recommendations of BS8545:2014 (Trees: from nursery to independence in the landscape - recommendations) and in all cases shall include the following details: a) the exact location, species, nursery specification and planting specification of each tree to be planted. b) the approximate date when they are to be planted c) how they will be maintained until successfully established. The tree planting shall take place as agreed and any trees which, within a period of 5 years from their first planting, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation. Reason: to ensure that, within the site, the potential to mitigate the approved tree removal is maximised.
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 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The agreed protection measures and construction methods shall adhered to in full and no alterations or variations to the approved tree or habitat protection scheme or working methods shall be made without prior written consent of the Department. Reason: required prior to commencement to ensure that all trees to be retained are adequately protected from damage.
Tree removal restrictions
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. Reason: for the avoidance of doubt and for the protection of trees.
Lighting scheme for bats
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. The development shall then be undertaken in accordance with these details and be retained as such thereafter. Reason: to prevent the installation of lighting which would negatively impact on protected species.
commented on material planning issues and afforded Interested Person Status
DEFA Agriculture & Lands Directorate objected to the application due to unacceptable extent of tree removal including category B trees and lack of tree protection details, while DEFA Biodiversity requested ecological mitigation measures and DOI Highways required additional information but did not object.
Key concern: removal of category B trees and significant tree canopy loss
DEFA Agriculture and Lands Directorate
Objectionthe extent of tree removal proposed is deemed to be unacceptable, and the directorate would like to register its objection to both applications; Both Applications require the removal of at least 1 category B tree; application 21/01368/B involves a significant reduction in tree canopy cover on this site
Conditions requested: Prior to commencement: tree protection plan and arboricultural methods statement per BS5837:2012; Prior to commencement: tree planting plan per BS8545:2014 including location, species, nursery specification, planting specification, date, and 5-year maintenance/replacement; No tree removal unless marked on approved plans or authorised under Tree Preservation Act; Prior to commencement: tree planting plan including removal and planting of existing access onto Ballafletcher Road per BS8545:2014
DEFA Ecosystem Policy Team
Conditional No Objectionwe do not believe that a preliminary ground level roost assessment to look for PRFs or further bat surveys are required. All our other comments still remain.; request a condition on approval for an ecological mitigation plan to be provided prior to commencement of works; The development is therefore currently not in line with current Government policy including Strategic Objective 3.3 Environment (b)
Conditions requested: Landscape plans prior to determination with proportionate replanting using Manx native/honorary native species, additional low-level planting/wildflower areas; Preliminary ground level roost assessment for PRFs on trees to be removed (later updated to not required); Bird nest boxes plan prior to construction: on retained trees (prior to clearance) and new building (swift, starling, house sparrow); Tree/scrub removal outside breeding bird season (March-August) or with checks; Prior to commencement: ecological mitigation plan including nest boxes, bat boxes, wildlife bike shelter, bug hotels, orchard species in tree grilles, native tree planting, windflower management, wildflower mowing, Schedule 8 eradication; Prior to commencement: tree and habitat protection plan; No site lighting until low-level lighting scheme per BCT/ILP Guidance Note 8 approved
Department of Infrastructure Highways Development Control
Conditional No ObjectionRecommendation: Additional information.; Overall, the layout is acceptable in broad terms from the highway development control viewpoint
Conditions requested: Satisfactory Stage 1 Road Safety Audit and Designer’s response; Section 109(A) Highway Agreement post-consent
Department of Enterprise
SupportThe Department is pleased to provide its comment and support for this significant investment; the Department supports this significant investment
