23 December 2011 · Planning Committee
Office Workshop & Premises, Peel Road, Braddan, Douglas, Isle Of Man, IM4 4le
The proposal involved constructing 19 light industrial units (each with ground and mezzanine floors, totalling approximately 1897.1 m² net floorspace) on a former contractor's yard between Peel Road and the River Dhoo, including 38 dedicated parking spaces plus 17 for existing BCS House as overflow, hardstanding, and d…
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The Planning Committee rejected the officer's recommendation to approve, focusing on parking inadequacy despite the officer's assessment that the shortfall (38 spaces provided vs 63 required at 1 per …
General Policy 2
Requires development to accord with the Plan overall. Officer found proposal acceptable in principle on industrial-zoned site but Committee found parking failed highway tests. Assessed against land use, highways, visual, and environmental impacts.
Environment Policy 7
Guidance on development within 8m of watercourse; Fisheries objected but officer noted buildings at minimum 8m setback with minor headwall exception, recommending construction method statement condition if needed.
Business Policy 5
Supports business development; officer confirmed light industrial compatible with 'Predominantly Industrial' zoning.
Transport Policy 4
Requires highways to safely accommodate generated traffic. Officer accepted after Highways confirmed visibility; Committee refused on parking intensity breaching standards.
Transport Policy 7
Requires parking per standards (1:30m² light industrial). Officer proposed relaxation due to bus/cycle proximity but applicant failed to demonstrate no on-street parking harm; Committee deemed shortfall unacceptable.
no objection to the application
verbally indicated no objection to the scheme after visibility splay amendments
no objection subject to conditions including Land Drainage Consent
DEFA Fisheries raised concerns about proximity to watercourse and non-compliance with policy requiring 8m setback, requesting a questionnaire and method statement; Water Authority Land Drainage required revisions to drainage details before consent; Braddan Parish Commissioners an…
Key concern: does not comply with Isle of Man strategic plan (Environment Policy 7d) re development within 8 metres of a watercourse
Braddan Parish Commissioners
No ObjectionThe Commissioners had no objection to the following planning applications:- PA11 01365 B - Jojay Ltd - Erection of 19 light industrial units with associated external works and drainage - Land Adjacent to BSC House Peel Road Braddan
DEFA Fisheries
ObjectionAny proposed development must be a minimum distance of 8 metres from the watercourse in order to minimise the risk of damage or disturbance.; Therefore the application does not comply with guidance set out in Isle of Man strategic plan (Environment Policy 7d) re development within 8 metres of a watercourse
Conditions requested: complete the attached questionnaire; full method statement is forwarded to Fisheries for comment and review well in advance of commencing on site; Measures must be in place during any construction works to safeguard the nearby watercourse from any run-off and sedimentation
Water Authority Land Drainage
Conditional No ObjectionAlthough we see no problem in principle in granting consent we are not in a position to do so due at this time until the following has been addressed
Conditions requested: address the following: ... revised details and comments
Isle of Man Water & Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions:-; The Isle of Man Water and Sewerage Authority are now in a position to lift the deferral
Conditions requested: written consent is required from the Isle of Man Water & Sewerage Authority for any work carried out on or adjacent too any watercourse. The applicant must have in place Land Drainage Consent prior to any work commencing on site.; provide the Authority a copy of any Building Control Application in relation to the surface water discharge from this development.
The original application 11/01365/B for erection of 19 light industrial units with associated external works and drainage was refused by the Department of Infrastructure. Jojay Ltd, through agent Cornerstone Architects, lodged an appeal on 13 January 2012 under Article 8 of the Town and Country Planning (Development Procedure) Order 2005. The appeal process initiated with notification letters to interested parties including Braddan Parish Commissioners and a request for statements of case, indicating a potential public inquiry. However, on 8 February 2012, the applicant's agent notified withdrawal of the appeal. As a result, the original refusal decision stands, with no inspector appointed or hearing conducted.
Precedent Value
This appeal sets no planning precedent as it was withdrawn before any substantive consideration or determination. Future applicants should note that appeals can be withdrawn at any stage, preserving the original refusal without further scrutiny.
