98/00164/BApproved
Erection of store & office at plot 36, Snugborough Trading Estate, Union Mills
Within the immediate area/ estate there have been a number of approvals for the erection of light industrial buildings
24 January 2024 · Delegated
Unit 36, Snugborough Trading Estate, Union Mills, Isle Of Man, IM4 4ql
The application sought to demolish and replace an existing single-storey, steel-framed workshop unit at Snugborough Trading Estate — a recognised industrial estate north-west of Douglas — with a new building of larger footprint. The replacement building would remain compatible with the original permitted use and the surrounding industrial buildings on the estate. The site backs onto mature trees and the River Dhoo, which runs to the rear, making watercourse protection a material consideration. The main planning issues were the impact on the character and appearance of the surrounding area, highway safety and parking, and the protection of the River Dhoo from construction and operational run-off. The design and visual impact of the replacement building were judged acceptable given the established industrial character of the estate. Parking provision was assessed on the basis of light industrial use, with the existing parking area upgraded and retained.
The replacement workshop was approved because its design, scale, and use were compatible with the established industrial character of Snugborough Trading Estate and the site's industrial zoning. Parking and highway access were considered satisfactory. Conditions were attached to protect the River Dhoo during construction and operation, and to restrict use to light industrial and storage purposes.
General Policy 2
This application has been recommended for approval as it is deemed to be in accordance with General Policy 2
Environment Policy 7
Environment Policy 7: Development which would cause demonst rable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria: (a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality; (b) details of polluti on and alleviation measures must be submitted; (c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and (d) development will not normally be allowed within 8 metr es of any watercourse in order to protect the aquatic and bankside habitats and species.
Environment Policy 10
Environment Policy 10: Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4.
Environment Policy 22
Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution. 7.17.2 In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lig hting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate t he person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.
Transport Policy 4
Parishes which are examined in more detail later in the document. A key factor in the formulation of the Spatial Vision has been consideration of the findin gs of the Landscape Character Assessment4; an Island-wide Study undertaken in 2008.
Transport Policy 7
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 development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Condition 3
The units shall be used only for the permitted use of the existing structure on site as a workshop building, and for any Use as outlined in Use Class 2.2 (Light Industrial and Research and Development) and/or Use Class 2.4 (Storage or Distribution) of the Town and Country Planning (Use Classes) Order 2019 or equivalent classes in any replacement to that Order.
Condition 4
The unit hereby approved shall not have a mezzanine floor installed without first receiving prior written approval from DEFA Planning.
Condition 5
No development shall take place until a method statement which sets out how the River Dhoo will be protected from run-off and sedimentation during both the construction phase of the development, and subsequently during the operational phase of the replacement workshop building, has been submitted to and approved by the Planning Authority. Thereafter, the development shall be carried out and operated in accordance with the approved statement.
Condition 6
No direct exterior lighting, such as security lighting, shall be directed onto the River Dhoo running to the rear of the site.
Condition 7
The development shall be fitted out internally with a raised freeboard & services sited above potential flood levels.
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Within the immediate area/ estate there have been a number of approvals for the erection of light industrial buildings
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