17 January 2023 · Planning Committee
Central Abattoir, Lane From Ballafletcher Farm Road, Cronkbourne, Douglas, Isle Of Man, IM4 4qe
The proposal involves constructing two buildings on an undeveloped industrial-zoned site: a single-storey block with 8 industrial units (each around 90sqm, total 720sqm) for general industrial (Class 2.3) or storage/distribution (Class 2.4), and a two-storey building with Unit 9 for food/drink and hot food takeaway (Cl…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
Although office (Unit 10) and retail (Unit 9) uses do not fully comply with Business Policies 5 and 7, which restrict retailing and new offices on industrial land except in specific cases, the overall…
Business Policy 5
Restricts retailing on industrial land except for items too large/nature for town centres or site-produced goods without detracting from town centre vitality. Retail (Unit 9) does not meet exceptions but approved due to small scale serving local workers, unlikely to harm Douglas town centre.
Business Policy 7
Requires new offices in town/village centres or exceptional cases (business parks for HQ, historic buildings). Unit 10 offices do not qualify but accepted exceptionally due to 'hot desk' nature for small businesses without daily callers, fitting existing mixed uses.
Industrial land retailing exceptions
Supports industrial development on zoned land. Units 1-8 for general industrial/storage fully comply.
Strategic Policy 6 - Major employment-generating development
Locates major employment development on zoned land in centres. Site zoned industrial in major employment area with labour access.
Strategic Policy 7
Protects zoned industrial land except where incompatible. Proposal aligns with dominant industrial use.
General Policy 2
Requires development to respect surroundings in siting/layout/scale/design/landscaping, no adverse amenity/highway impacts. Proposal enhances site appearance, provides adequate parking/access, no neighbour harm.
Transport Policy 7
Requires parking per standards (industrial 1/50sqm, storage 1/100sqm, out-of-town offices 1/15sqm nett). 51 spaces exceed requirements even in highest-demand mix.
Environment Policy 4
Protects wildlife/habitats. Mitigated via bat/bird boxes and native planting near Tromode Dam/River Glass bat feeding area.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Similar ecological protections addressed through conditions.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Access and parking
The development hereby approved shall not be occupied or operated until all access arrangements, including visibility splays, vehicular and pedestrian areas have been provided in accordance with the approved plans (Drawing Nos. 002 rev A). Such areas shall not be used for any purpose other than for purposes associated with the development and shall remain free of obstruction for such use at all times.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter.
Drainage implementation
The development shall be implemented strictly in accordance with the revised drainage plans/details received on 31 Oct 2022. No part of the development shall be occupied until the agreed drainage strategy has been implemented. The drainage system shall be permanently retained thereafter in accordance with the submitted details.
Bat and bird boxes
Within three (3) months of commencement of the development hereby approved, details of bat and bird bricks/ boxes on the new buildings (crevice and cavity), as well those suitable for house sparrow, starling and swift, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained as such thereafter.
Landscaping scheme
Within three (3) months of commencement of the development hereby approved, details of the native/well established planting to be provided as part of the soft landscaping scheme for the landscape areas shown on Drawing No. 002 rev A, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained as such thereafter. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the units, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Use restriction Units 1-8
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the units (1-8) hereby approved shall only be used for General industrial (Class 2.3) and/or Storage/distribution (Class 2.4) and for no other purpose at any time.
Use restriction Units 9-10
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 or Town and Country Planning (Change of Use) (Development) (No. 2) Order 2019 or any order amending, revoking or re-enacting these Orders, Unit 9 shall be used only as food and drink (class 1.3) with related hot food takeaway (class 1.4), with Unit 10 used only as Office (Class 2.1). The units shall not be used for any other uses without the express grant of planning approval from the Department.
No further comments after revised site plans on 30 October 2022
Revised drainage plans received Oct 2022 to be conditioned
No objection; recommend conditions for native planting and bat/bird boxes
Drainage proposals acceptable from foul and surface water perspective
No objection
Multiple consultees responded to planning application 21/01283/B, with Highways requesting revisions and additional information on parking and access, DEFA Biodiversity having no objection but requesting planting and wildlife conditions, Douglas Borough Council objecting due to o…
Key concern: office development not located in town centre contrary to Strategic Plan policies
Highways Development Control
Recommendation: Request additional information/revisions.; The proposal raises no significant road safety or highway network efficiency issues. However, additional information and revisions are necessary...; Recommendation: Request further information/alterations.
Conditions requested: widen hardstanding to accommodate tracking; sign retail parking spaces; provide 1m reserving area at end of aisle; confirm waste facilities with local authority; provide additional accessible parking space; consider 10% EV charging allocation; detail bicycle parking provision with secure long stay storage; surface water drainage arrangement to be agreed with Highways Drainage team; rearrange parking layout to keep accessible bays outside carriageway; check and agree surface water discharge with Highways Drainage Team
Highways Development Control
Recommendation: Request further information/alterations.
Conditions requested: alterations to parking layout to retain accessible bays and movement spaces outside carriageway; surface water discharge elements checked and agreed with Highways Drainage Team; ensure bicycle spaces covered from weather
DEFA Biodiversity
No ObjectionThe Ecosystem Policy Team can confirm that we have no objection to the proposed plans.
Conditions requested: details of the native/well established planting to be provided to Planning for written approval
Douglas Borough Council
Objectionresolved to object to the application; the Council would kindly ask that the Planning Authority refuses the application on the grounds highlighted above
Braddan Commissioners
No Objectionthey had no objection to any of them
Department of Infrastructure Flood Risk Management Division
request that a surface water/drainage attenuation plan is submitted
Department of Infrastructure Flood Risk Management Division
request that a surface water/drainage attenuation plan is submitted
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC
Conditions requested: revised drainage plans (Oct 2022) are conditioned to the application
Braddan Commissioners
No Objectionhad no objections to any of them
Manx Utilities
request a deferral on the above application as we don’t have sufficient information
