7 November 2024 · Delegated
78, Balthane Park, Balthane, Ballasalla, Isle Of Man, IM9 2ax
The application sought to add a light industrial commercial bakery (Class 2.2) as an additional use alongside the existing general industrial use at an industrial unit in Balthane Park. Physical works included installation of a mezzanine floor, additional windows, vents, and a flue, all within the existing building envelope. The key planning issues were whether the external alterations met general development standards, whether amenity impacts were acceptable, and whether parking and traffic generation were adequate for the expanded use. Highways initially raised concerns about parking provision — noting that the mezzanine floor would technically require five spaces under Strategic Plan guidelines against three shown — but following negotiations, the Department of Infrastructure confirmed that the allocated parking appeared suitable and that the scale of the operation was unlikely to cause access problems, as smaller delivery vehicles could be used. On that basis, the proposal was found to comply with General Policy 2, ENV22, and Transport Policies T4 and T7 of the Isle of Man Strategic Plan 2016.
The change of use, external alterations, and parking arrangements were all judged acceptable against Isle of Man Strategic Plan policies. Highways confirmed that the parking provision was suitable for the scale of the operation and that access issues were unlikely given the use of smaller vehicles. The application was approved by delegated officer decision on 7 November 2024.
general standards towards acceptable development
physical works proposed
Environment Policy 22
amenity impacts
Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution. 7.17.2 In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lig hting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate t he person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.
Transport Policy 4
Parishes which are examined in more detail later in the document. A key factor in the formulation of the Spatial Vision has been consideration of the findin gs of the Landscape Character Assessment4; an Island-wide Study undertaken in 2008.
Transport Policy 7
General Policy 2
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
No retail sales shall be undertaken from the site in conjunction with the additional bakery use, hereby permitted.
