12/01610/CApproved
conversion of unit to cafe
7 May 2020 · Committee
Unit D, Balderton Court, Balthane, Ballasalla, Isle Of Man, IM9 2aj
The proposal was to convert part of a large portal-framed industrial building at Balthane Industrial Estate from general industrial use to a leisure facility. The site sits within a designated industrial area, and the change of use was therefore not consistent with the land use designation. The key planning issues were whether losing an industrial unit was acceptable given a recognised longer-term shortfall in employment land on the Isle of Man, whether the leisure use would be incompatible with neighbouring industrial occupiers, and whether highway safety and parking could be adequately managed. Whilst Strategic Plan policy generally protects industrial land and discourages retail use of such premises, no policy specifically presumes against recreational use. The officer noted that similar permissions had already been granted for gyms, personal training studios, and a fitness centre in nearby units at the same estate, establishing a pattern of comparable approvals. Planning Committee approved the application, accepting that the recreational use aligns with Strategic Plan objectives on recreation and would not cause environmental harm.
Although the leisure use does not match the industrial land designation, the Planning Committee accepted it because it supports the Strategic Plan's objectives on recreation, no policy specifically prevents recreational use of industrial premises, and no environmental harm was identified. The decision followed the officer's recommendation and was consistent with previous approvals for similar leisure uses in the same estate.
welcomes the creation of employment opportunities
discourage retail use of industrial areas
encourages the provision of recreation facilities
Strategic Plan objectives on recreation
general standards of development
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
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to the commencement of the use hereby approved, the area shown on plan reference GA200 must be levelled and hard surfaced and be available for the parking of vehicles associated with the approved use and thereafter must continue to be available for such purposes.
Condition 3
This approval relates to the use of the building as an indoor recreation facility. Reason: to clarify the extent of the planning approval.
The building was approved under 10/00145/B for industrial purposes
approval of the adjacent Hoverkart City. This included a cafe facility which was controlled by condition
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conversion of unit to cafe
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