Change of use form industrial warehouse to office accommodation and retail outlet at Unit 25, Snugborough Trading Estate, Union Mills
5 June 2024 · Delegated
Odin Brewery, Unit 25, Snugborough Trading Estate, Union Mills, Isle Of Man, IM4 4lh
Permission was granted to change the use of Unit 25 at Snugborough Trading Estate, Union Mills, from a bathroom showroom to a microbrewery. The proposal also included the erection of a fence and a cask washing shelter to the rear of the unit. The site is an existing single-storey, steel-framed workshop building clad in light grey profiled metal sheeting, typical of the surrounding industrial estate. Similar buildings adjoin the site on its sides and front, and the rear backs onto mature trees along the River Dhoo. The officer recommended approval and the application was permitted by delegated decision on 5 June 2024. The main planning issues assessed were the effect on the character and appearance of the area, parking, and highway safety.
The application was approved by delegated decision. The key planning issues considered included the impact on the character and appearance of the surrounding area, parking provision, and highway safety. The site sits within an established industrial trading estate, and the proposed change of use was found to be acceptable in that context. The formal decision record lists 2 conditions.
Priority for new development to identified towns and villages
accords with the provisions
Spatial Policy 3 - Port St Mary is a named Service Village
accords with the provisions
Strategic Policy 10
accords with the provisions
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;
Environment Policy 15
accords with the provisions
Environment Policy 15: Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this developme nt including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new d evelopments are sympathetic to the landscape and built environment of which they will form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to t he purposes for which it is intended. Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be b orne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape.
Transport Policy 4
accords with the provisions
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.
Transport Policy 7
accords with the provisions
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.
General Policy 2
acceptable and accords with
Environment Policy 24 - Pollution sensitive development
noted by Strategic Plan Policy
Environment Policy 24: Pollution-sensitive development will only be allowed to be located close to sources of pollution where appropriate measures can be taken to safeguard amenity. 7.20 Contaminated Land 7.20.1 Contaminated land on the Island is typically as a result of the legacy of past industrial and chemical land uses. Perhaps the most notable sites are land areas associated with former mining practices and it is not uncommon for such sites to be close to residential areas or watercourses which can be detrimentally affected by such contamination. Foxdale is a prime example of a former mining village, which largely specialised in lead mining during the 19 th Century under the control of the Isle of Man Mining Company, and physical evidence can still be found of important archaeological remains. A number of studies have revealed varying degrees of contamination across Higher Foxdale, much of which still requires reclamation from heavy metal contamination. It is recognised, however, that some of the former mining areas host a variety of rare plants which may have ecological value. (1) Environmental Impact Assessment: A Guide to Procedures. Department of the Environment Transport and the Regions (2000). 7.20.2 The practice of reclaiming contaminated land and bringing it back into beneficial use is supported, whether it be suitable in the end for open space or residential development or as deemed appropriate in the Area Plans. It is important that however former contaminated land is utilised, both health and property are safeguarded. Detailed surveys may be required to identify the extent of contamination and how contamination problems can be overcome. On sites where the Depar tment has no control, the developer will have responsibility to ensure that any development site is free of contamination which may constitute a hazard to occupiers or potential users of the development or land. Furthermore, precautions will be essential to ensure that contaminants cannot escape from the site which may cause airborne or waterborne pollution or pollution of nearby land.
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 change of use to a micro-brewery within the existing unit, hereby approved, shall not have a mezzanine floor installed without first receiving prior written approval from DEFA Planning.
Change of use form industrial warehouse to office accommodation and retail outlet at Unit 25, Snugborough Trading Estate, Union Mills
Amended laypout of Unit J, Snugborough Trading Estate, Union Mills, Braddan
Erection of lean-to storage area, Manx Glass and Glazing Unit 24, Snugborough Trading Estate, Braddan
earlier microbrewery application
micro-brewery planning applications
proposed breweries