25 February 2026 · Committee
Garage, 1, Bog Lane, Castletown, Isle Of Man, IM9 1lx
The proposal is to replace existing garages with a works depot and parking for Castletown Commissioners at Existing Garages Land off Westhill Avenue, Castletown, Isle of Man. The site is described as being to the south east of the redevelopment of School hill / Westhill Estate, next to the northern boundary of the former Buchan School, and to the west of the Scout Hall. The decision was made by the Department of Environment, Food and Agriculture, and approval was granted (portal decision: Permitted) on 25 February 2026. The supporting key issues considered include the principle of development, design and visual impact, and neighbouring amenity.
The Department of Environment, Food and Agriculture determined to approve the application for the replacement of existing garages with a works depot and parking for Castletown Commissioners (Ref 25/90888/B). The decision is supported in the provided evidence by consideration of the principle of development, design and visual impact, and neighbouring amenity. The portal decision is recorded as Permitted. The formal decision record lists 9 conditions.
General Policy 2 General Development Considerations
The proposed installation would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016.
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Spatial Policy 2 Castletown is defined as a Service Centre
the proposals could be found to comply with Stp1a, Stp2 and Sp2 SP5
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Strategic Policy 1(a) for optimising previously development land
material weight is given to Strategic Policy 1(a) for optimising previously development land
Priority for new development to identified towns and villages
this would follow STP2, SP2, and SP5
Spatial Policy 5
this would follow STP2, SP2, and SP5
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
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.
Condition 3
The building here by approved shall only be used by Castletown Commissioners as their works depot for the benefit of the town.
Condition 4
No external lighting is here by 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.
Condition 6
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.
Condition 7
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.
Condition 8
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.
Condition 9
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.
Condition 10
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.
