21 May 2025 · Committee
Ballakinnish Nurseries, Ballakinnish, Douglas, Isle Of Man, IM4 1jj
This application sought to vary two conditions attached to an earlier planning permission (14/00689/C) at Ballakinnish Nurseries on the A5 New Castletown Road, Braddan. The changes would allow sharps storage in 20x20ft containers on site and extend the scope of permitted activities to include highway, drainage, and flood alleviation works. The time limits were also proposed to be extended, with sharps storage permitted until December 2026 and other project works until the end of January 2028. The site is a roughly rectangular plot of about 1.2 hectares on the northern side of the A5, approximately 4 miles from central Douglas and close to a number of nearby dwellings. The application was accompanied by an amended planning statement and revised drawings. The Department of Environment, Food and Agriculture approved the application, with five conditions attached.
The Department of Environment, Food and Agriculture approved the application. The key planning issues considered were the principle of development, impact on residential amenity, and traffic. The application was supported by an amended planning statement and revised drawings.
General Development Considerations
considered to comply with
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
Highway Safety
considered to comply with
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.
Douglas Industrial
designated as industrial
Douglas Industrial
designated as industrial
Condition 1
The use hereby approved shall enure for the benefit only of the Department of Infrastructure only. Reason: The development is granted only as an exception in the national interest.
Condition 2
The land shall not be used other than for the following uses and for the time periods set out in Condition 3; - o storage of construction materials in association with DoI projects consisting of the following; Douglas Promenade Works, including installation of coastal rock armour; Continuation of the Tram Track; Douglas Flood Alleviation works; and Road works projects in the east, central and southern parts of the Island. - o storage of 20 storage containers for sharps only. Reason: The development granted as an exception to assist in the delivery of national projects.
Condition 3
The use for the storage of construction materials in association with DoI projects, as set out in Condition 2 shall be for a limited period of 5 years from the date of this approval coming into effect and thereafter the use hereby permitted shall be discontinued. Reasons: In the interests of clarity.
Condition 4
The use for the storage for sharps (as set out in Condition 2) shall cease on or before 1 January 2027. The 20 storage containers hereby approved shall be removed from the site within 3 months of the use ceasing. Reasons: In the interests of clarity.
Condition 5
The proposed storage containers shall only be kept in the area hatched blue as shown on drawing I1/054 Rev A received 5 March 2025. Reasons: In the interests of visual amenity.
