8 July 2011 · Planning Committee
Digital House, Hills Meadow, Douglas, Isle Of Man, IM1 5eb
The proposal involved changing part of an existing training centre building in a light industrial zoned area to provide office space on the first floor for data capture services (mail opening, scanning, verification) and ground floor storage for archives, stationery and Post Office stores, with a near 50-50 split.
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The officer noted the proposal departed from the Development Plan as the site is zoned light industrial, where Business Policy 5 allows storage but Business Policy 7 directs new offices to town centre…
General Policy 2
Requires development to respect character, amenity, highways, parking and services. Officer assessed no external changes, reduced parking demand, adequate services, no contamination/flooding issues, and internal works compliant with Building Regs; beneficial traffic reduction tipped balance despite zoning tension.
Business Policy 5
On industrial land, permits industrial/storage but restricts other uses. Ground floor storage accepted as compliant; office element tested separately under BUS7 but justified exceptionally.
Business Policy 7
Directs new offices to town centres, exceptionally business parks or historic buildings. Normally unacceptable in industrial estate, but 'sufficient justification to depart' due to structural constraints, specific data capture linked to storage, and personal Post Office use to avoid general offices.
Transport Policy 7
Requires parking per standards. Existing training use=61 spaces (1/15sqm); proposal storage=4 (1/100sqm 386sqm), office=27 (1/15sqm 411sqm net)=31 total; 30 provided on-site plus nearby options sufficient, reducing demand.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the partial change of use of a building to provide offices and storage facilities as shown in drawing number 01, 02 and 03 date stamped 26th April 2011.
no objection
nett reduction of car parking spaces required and therefore there should be no adverse traffic impact; larger vehicles commonly used in industrial estate
no objection
The original application (11/00588/C) for partial change of use of part of the Training Centre to office and storage was approved by the Planning Committee on 8 July 2011. Appellant argued it contravened light industrial zoning, inadequate parking, traffic issues, and non-compliance with Strategic Plan policies. The applicant (Isle of Man Post Office) and Planning Authority defended it as compatible due to building constraints, reduced parking needs, and specific data capture use linked to storage. Inspector Stephen Amos identified two main issues: zoning appropriateness and highway safety. He found material considerations justified departing from strict zoning and that the proposal improved parking and traffic conditions, dismissing the appeal on 25 November 2011 and upholding approval with an added condition.
Precedent Value
This appeal shows material considerations like building suitability and reduced impacts can override strict zoning in industrial areas, especially for ancillary storage/office uses. Future applicants should provide structural evidence, parking comparisons to baseline, and Highways input to justify departures.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
