17 September 2025 · Committee
International Distribution Ltd, Optical House, Harcourt Drive, Balthane Industrial Estate, Balthane, Ballasalla, Isle Of Man, IM9 2ah
This application sought permission to subdivide an existing light industrial unit at Balthane Industrial Estate, Ballasalla, creating a separate storage warehouse and a unit for professional and financial services. The site is a single-storey brick building at the south-western end of the estate, with parking for three cars at the front. The application was refused by the Department of Environment, Food and Agriculture. The core issue was that the site is designated for industrial use, and planning policy sets a clear presumption against non-industrial development in such areas. The applicant did not provide sufficient evidence to show that a professional and financial services use could not viably be located in a town centre instead. The decision also found the location to be unsustainable under the Isle of Man Strategic Plan 2016 and the Area Plan for the South.
The application was refused because the applicant did not demonstrate that a professional and financial services use could not viably operate from a town centre location instead. The site sits within a designated industrial estate, and planning policy presumes against non-industrial uses in such areas unless that test is met. The location was also found to be unsustainable under Isle of Man strategic planning policy.
Refusal Reasons
Sustainable Development and efficient use of land and resources
potentially utilising an existing site
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
Development focused in existing towns and villages
site location is not sustainable
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:
To part use industrial unit as a retail outlet (Retrospective)
Unit KB1 - Use of building as industrial unit or as a café with external seating area to the rear
Installation of a mezzanine floor and change of use from industrial/commercial/storage to funeral directors
Change of use of industrial unit to dog grooming and kennelling (retrospective)
Change of use from as storage unit to a personal training studio
Conversion of industrial unit to provide ground floor storage (class 2.4) and first floor fitness studio (class 4.4)
Change of use from general industrial to leisure (Class 2.3 to class 4.4)
Additional use of industrial unit (class 5) as a retail unit (class 1) during the periods associated with the Southern 100, TT Classic, TT, Manx Grand Prix, and Rally events from 2019 to 2024
Conversion of existing industrial building to create an indoor recreation facility and provision of additional parking
Change of use of storage unit to doggy day care facility, including creation of two external doors
