19 March 2026 · Delegated
Unit Kb2, Harcourt Drive, Balthane Industrial Estate, Balthane, Ballasalla, Isle Of Man, IM9 2ah
This application sought permission to sub-divide an existing light industrial unit at Unit KB2, Balthane Industrial Estate, Ballasalla into two separate units: a storage warehouse and a physiotherapist's practice (classified as a professional services use). The Department of Environment, Food and Agriculture refused the application on 19 March 2026. While the storage warehouse element was considered compatible with the industrial zoning, the physiotherapy unit was not. Planning policy for the Isle of Man presumes against non-industrial uses on industrially designated land unless it can be shown that the use cannot viably be accommodated in a town centre location. No such justification was provided. The Employment Land Review (2025) was cited as reinforcing this position, noting that the spread of non-industrial uses into industrial estates undermines the availability of land for genuine industrial activity.
The application was refused because introducing a physiotherapy unit (a financial and professional services use) into an industrially zoned site is a non-industrial use that planning policy presumes against in such locations. The applicant did not demonstrate that this type of use could not viably operate from a town centre location instead. The Employment Land Review (2025) further reinforced that allowing non-industrial uses on industrial estates constrains genuine industrial activity, and the proposal was found contrary to the relevant strategic and area plan policies.
Refusal Reasons
Isle of Man Strategic Plan 2016
on land zoned for industrial use, permission will be given only for industrial development or for storage and distribution
Business Policy 5: On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either: (a) the items to be sold could not reasonably be sold from a town centre location because of their size or nature; or (b) the items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; and, in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viabil ity of the appropriate town centre shopping area. 9.2.7 Where industrial development is proposed, it is essential that all parking and manoeuvring by vehicles which will be generated by the use of the site can be accommodated within the site and off the highway. This is particularly important within industrial estates where lack of parking and manoeuvring space can create significant difficulties for other estate users, particularly where the use of large and articulated vehicles is involved. Where mezzani ne levels are proposed after a building has been completed, the Department may require more parking space to accommodate the additional traffic which would be generated. The standards of parking provision which will be required are set out in Appendix 7. 9.2.8 Local requirements for industrial development of a particular sort will be identified during the preparation of Area Plans. The Department is aware that, within some parts of the Island, there is a demand for small "starter units".
Area Plan for the South
strategy for improvements at Balthane Industrial Estate
Isle of Man Strategic Plan 2016
Sustainable Development and efficient use of land and resources
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
Isle of Man Strategic Plan 2016
Development focused in existing towns and villages
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:
