30 May 2012 · Committee
Land Adjacent To Car Showroom, Balthane Industrial Estate, Balthane, Ballasalla, Isle Of Man, IM9 2ax
The application sought approval in principle for a builders and timber merchants on a previously unused site at the entrance to Balthane Industrial Estate, adjacent to Athol Garage car sales. The site, approximately 100m by 90m, sits within an area designated for proposed industrial use and is accessed via an existing estate road. The critical planning issue was whether the development would compromise the route of a planned bypass through adjacent land. Highways Division initially raised concerns, but further assessment established that the site edge lies outside the bypass carriageway and footway, with more than 9 metres to spare for landscaping. The officer also noted that the landowner holds a substantial interest in the land that would be unlocked by the bypass, giving them a strong incentive not to obstruct it. Archaeological evaluation was also identified as a requirement following modifications to the draft Southern Area Plan.
The committee was satisfied that the development would not compromise the proposed bypass, as the site boundary falls outside the carriageway and footway with sufficient space for a landscaping buffer. Conditions were imposed to control the use of land within 25 metres of the bypass route, the appearance of the frontage facing the bypass, and archaeological investigation. The proposal was consistent with the site's industrial use designation and did not conflict with the draft Southern Area Plan.
Proposed Industrial Use
The site of the proposed development lies within an area of Proposed Industrial Use
Strategic Reserve - end use proposed mixed use, residential, industrial and public open space
Condition 1
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Condition 2
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Condition 3
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Condition 4
This permission relates to the principle of the development of the site for a builders' and timber merchant's premises on the site defined in plans reference 01 and 02 both received on 3rd April, 2012.
Condition 5
The application for reserved matters must demonstrate that the route of the proposed bypass through the land to the north west will not be compromised. This should be secured through the layout not involving within 25m of the line of the bypass as shown in the Department's submission at the Southern Area Plan Inquiry (PC129 and DOI 30) the erection of buildings or facilities where it is likely that personnel will be stationed for long periods of the day (e.g. offices). This area may be used, inter alia, for storage or car parking.
Condition 7
Submissions to the draft Southern Area Plan have indicated that this site may have archaeological interest and/or value. As such an appropriate archaeological evaluation must be carried out on the site and suitable archaeological mitigation designed into any proposed scheme and this must be included in any application for approval of the reserved matters.
