14 November 2008 · Acting Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Industrial Starter Units Middle Farm, Richmond Hill, Douglas, Isle Of Man, IM4 1jl
The proposal sought approval for minor amendments to the industrial starter units approved under PA 06/00558/B, specifically increasing the floorspace of units 1 and 6 from 138 sq.m to 187 sq.m each in Blocks A and B (adding 98 sq.m total), slightly altering the shape of those blocks, and providing four additional car …
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The officer noted that the site has extant planning approval for industrial starter units under PA 06/00558/B, following an initial refusal that was overturned on appeal, so 'it is not considered nece…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s APL/50, APL/1, APL/52, APL/53, APL/54 and APL/55 date stamped the 29th August 2008.
Car parking provision
The car parking provision shown on drawing no. APL/51 shall be laid out, surfaced and marked out before any unit hereby approved is first occupied, and shall be retained for that purpose and not used for any other purpose.
Do not oppose
No objection
No objection
Drainage Division noted legislative requirements on discharges with no explicit objection; Braddan Parish Commissioners had no objection; Highways Division stated 'Do not oppose'; a member of public expressed mild objection to creeping development.
Key concern: it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses
Department of Transport Drainage Division
No ObjectionIt should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.
Braddan Parish Commissioners
No ObjectionThe Commissioners had no objection to the following planning applications: ... PA08 01686 - Dandara Commercial Ltd - Alterations and extension of approved industrial units - land adjacent to recycling and storage compound and EFWF
Department of Transport Highways Division
No ObjectionDo not oppose
The original application sought to relocate an existing stone recycling area and develop 20 light industrial starter units on unused land within an Open Space (Agricultural) designation under the 1991 Braddan Local Plan, but was refused by the Planning Committee on grounds that it prejudiced future recycling use and relocation was not justified. The appellant argued that the site's industrial zoning in the discontinued Draft Braddan Plan had been established by prior approvals, there was a proven need for industrial units supported by the DTI, and the proposal was compatible with surrounding waste management uses without visual or amenity harm. The inspector agreed that the Open Space designation was overtaken by events including nearby EfW and AWP developments and prior approvals, acknowledged the DTI-confirmed shortage of suitable industrial land, and found no material environmental or highways impacts. Despite conflict with strict policy intentions for waste/recycling, the need for units outweighed policy objections. The appeal was allowed subject to conditions on commencement, drawings, parking, and various notes.
Precedent Value
Demonstrates that proven economic need for industrial units (backed by DTI) can override conflict with local plan zoning and draft intentions for waste/recycling, particularly where prior developments have established an industrial character. Future applicants should secure DTI support and show supply shortages before alternatives exhaust.
Inspector: Terrence Kemmann-Lane
