14 March 2025 · Delegated
Manx Telecom (Engineering), Greenhill Communication Centre, Isle Of Man Business Park, Douglas, Isle Of Man, IM2 2qz
The application sought permission for part of the existing car parking area at Greenhill Communications Centre, within the Isle of Man Business Park in Braddan, to be used additionally for the parking and storage of vehicles by Manx Utilities. The site is a large business park plot with substantial surrounding car parking and two vehicle accesses — one from the Barley Fields estate loop road and one from the business park roundabout to the north. The key planning issue was whether allocating part of the car park to a separate operator (Manx Utilities, rather than the primary occupier of the Communications Centre) would harm the main occupier's parking provision or push demand elsewhere. Officers concluded this was not a significant concern: the site has ample parking, the proposed Manx Utilities access via the northern entrance could function separately from the Communications Centre's operations, and the remaining parking would still be accessible to the primary occupier as overspill. The degree of national need for Manx Utilities' service vehicles to be available at all hours, and the proximity of the Manx Utilities building within the same business park, were both treated as positive factors. The approval is subject to conditions restricting the use to Manx Utilities only.
The site was already in established use as a car park, so the continued use for vehicle parking raised no new highway safety concerns. The proposed user, Manx Utilities, is a neighbouring business headquarters providing essential island-wide services, and the need for accessible utility vehicles around the clock was given weight. The car park area allocated to Manx Utilities could operate functionally separately from the Communications Centre while remaining available as overspill, meaning no material harm to the primary occupier's parking. The proposal was found to accord with relevant strategic, general development, and transport policies of the Isle of Man Strategic Plan 2016.
make best and efficient use of sites
accord with Strategic Policies 1, 2, 7 and 10
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
development directed to town centres
accord with Strategic Policies 1, 2, 7 and 10
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:
industrial land protected for such uses
accord with Strategic Policies 1, 2, 7 and 10
Spatial Policy 7: In accordance with Strategic Policy 3 Area Plans will assess the need for Green Gaps(1) between settlements so as to avoid coalescence. (1) Green Gap is defined in Appendix 1 This page has been left intentionally blank. This page has been left intentionally blank. CHAPTER 6 GENERAL DEVELOPMENT CONSIDERATIONS CONTENTS 6.1 Introduction 6.2 Development within land-use zones 6.3 Development outside of areas zoned for development 6.4 Planning Agreements 6.5 Enforcement 6.6 Advertisements 6.7 Public Art CHAPTER 6 GENERAL DEVELOPMENT CONSIDERATIONS 6.1 Introduction 6.1.1 The Development Plan will make positive land-use allocations and provision through its policies such as to meet the Island's foreseen development needs for the period 2001 -2016. It will therefore provide the basis on which development control decisions are made during this period. 6.1.2
designed to promote integrated transport network
accord with Strategic Policies 1, 2, 7 and 10
Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement (1) Business Park is defined in Appendix 1 4.6 Social 4.6.1 The provision of an adequate supply of housing to meet the needs of the wider community is essential; this is in addition to the need to replace existing substandard or poor quality dwellings. Therefore;
general development standards
located close to existing services and routes
Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
designed to be capable of accommodating vehicle and pedestrian journeys
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
car parking space standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
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 additional use of the site for parking and storage of vehicles hereby approved is for the benefit of Manx Utilities only.
Condition 3
The additional use referred in Condition 2 is restricted to the area outlined in red on the submitted Site and Location Plans only.
