25 February 2026 · Planning Committee
Garage, 1, Bog Lane, Castletown, Isle Of Man, IM9 1lx
The proposal involves demolishing existing garages and erecting a new single-storey detached building (21.8m x 12.4m, 6.2m ridge height) with internal workshop, storage, office, WC and canteen spaces, plus a mezzanine, 10 parking spaces, polytunnel, plant/bin store and landscaping.
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The proposals were approved despite being contrary to the residential land use designation because the site was previously developed with garages and workshop, optimising previously developed land per…
General Policy 2
Requires development to respect amenity, character, highways, trees, drainage etc. Officer assessed all aspects (design b/c, amenity g, highways h/i, trees d/f, drainage j/l) and found compliant via design, siting, conditions and amendments despite non-residential use.
Strategic Policy 2 - Priority for new development to identified towns and villages
Supports development in settlements; site within Castletown boundary but tested for non-residential principle given local authority benefit.
Spatial Policy 5
Site zoned residential; exception justified by PDL optimisation, low impact operations and town benefit.
Priority for new development to identified towns and villages
Supports in-principle location; tension with residential zoning resolved by commissioner depot need.
Strategic Policy 1a Previously developed land
Key weight given to prior garage/workshop use replacing with similar function.
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.
Materials approval
The proposed building shall be built in accordance with the schedule of materials as annotated in drawing 10-03 and those finishes and material shall be retained in perpetuity. REASON: To ensure a high level of finish and appearance.
Use restriction
The building hereby approved shall only be used by Castletown Commissioners as their works depot for the benefit of the town. REASON: To avoid any industrial or commercial operation within a residential area.
Lighting plan
No external lighting is hereby approved, unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to the Department and approved in writing. REASON: To prevent any harm to the Environment.
Noise limits
Noise levels from any plant, processes or equipment at the proposed industrial development measured at neighbouring residential premises including gardens, between the hours of 0700 - 2000 hrs (day-time) shall not exceed 50 dB LAeq, 1 hour; and noise levels from any plant, processes or equipment at the proposed industrial development measured at the external facade of neighbouring residential premises, between the hours of 2000 - 0700 hrs (night-time) shall not exceed 45 dB LAeq, 5 minute. REASON: To safeguard the residential amenity of the neighbouring properties.
No external storage
No items of machinery or any equipment or other goods shall be kept outside of any buildings and all activities (other than those stated within this application) shall be undertaken within the buildings unless otherwise agreed in writing by the Planning Authority. REASON: To protect the neighbouring amenity and parking areas.
Operating hours
The buildings shall be used only from Monday to Saturdays inclusive and no business shall be carried out therein on Sundays or Bank Holidays unless otherwise agreed in writing with the Planning Authority or in case of an emergency. REASON: To safeguard the character of the area.
Vehicle barrier for Scout Hall
Prior to the occupation or use of the building hereby approved, details of a vehicle barrier to the disabled parking spaces opposite the fire doors to the Scout Hall Building, shall be submitted to and approved in writing by the Department. The development shall be undertaken in accordance with those approved details and retained as such thereafter. REASON: To prevent any vehicle blocking the outward opening fire doors.
Parking and turning
The development hereby approved shall not be occupied or operated until the vehicle parking and turning areas have been provided in accordance with approved plans and the parking and turning areas shall thereafter be kept available for the parking and turning of vehicles associated with the development. REASON: In the interests of highway safety.
Petrol/oil interceptors
Prior to the development hereby approved being brought into use the petrol and oil interceptors as shown on the approved plans shall be installed and retained as such thereafter. Reason: to avoid surface water contamination.
No objection after additional information on parking, layout and pedestrian link
No objection after amended drainage plans
No objection after tree survey/shadow assessment; trees to be registered under Tree Preservation Act
No objections and supportive of the project which enhances the area
Scout Association IOM and Trustees of Castletown Scout and Guide Hall object to the depot due to concerns over access, fire exits, and parking obstructing the adjacent hall; Manx Utilities accepts revisions addressing drainage issues with no further requirements.
Key concern: car parking obstructing fire exit required by new Fire Certificate
Scout Association IOM
ObjectionTheir changed position is unacceptable because it potentially restricts safe access and exit to and from this community facility for both adults and children alike.; We would request that any approval of the plans is made conditional on the transfer of a suitable strip of land... along with the construction of an access ramp...
Conditions requested: approval conditional on transfer of suitable strip of land for access ramp; construction of access ramp for safe entry and exit; provision of parking bays for leaders and disabled members
Trustees of the Castletown Scout and Guide Headquarters
ObjectionUnder this scheme the Access would be dramatically restricted.; Two disabled parking spaces are situated outside the Fire Exit and stores access to the lower craft room and store room level potentially restricting safe access and egress
Trustees of the Castletown Scout and Guide Hall
ObjectionThe Hall has been granted a new Fire Certificate on the 21st January 2026, which identifies the double doors at the side of the building as a fire exit... the planned car parking area in front of these doors does not allow us to uphold this.
Management Committee of the Castletown Scouts and Guides Headquarters
Supportthe Management Committee has no objections to the proposals and further to advise the Commissioners that we are supportive of the project, which we believe will enhance the adjacent area.; the proposal does not adversely impact on the usage of our Headquarters building.
Manx Utilities
Conditional No ObjectionAmendments accepted, however the connection arrangement shown on the drawing will need to be revised...; Due to the intended usage... a petrol interceptor will not be required. Accepted...
Conditions requested: Silt Traps installed in vehicle washdown areas; Washdown area bunded with runoff to wastewater network; revise connection arrangement into manhole to avoid flows, construction and turbulence
