30 July 2025 · Committee
Unit D, Balderton Court, Balthane, Ballasalla, Isle Of Man, IM9 2aj
The application covers Unit 1-4C, Balderton Court, at the southern end of Balthane Industrial Estate. The single-storey industrial building with a mezzanine floor already contains offices and staff welfare facilities, and the surrounding area is used for employee and coach parking. The key planning issues were whether a coach depot use is compatible with the industrial estate setting, its effect on neighbouring units, and whether the additional coach traffic creates highway or parking problems. Officers noted that while a coach depot is not a conventional industrial use and generates more traffic than typical industrial activities, its character does not conflict with the existing industrial uses on the estate. Coaches can be parked within the site and building without blocking access for other units, which satisfied Highway Services. The Planning Committee agreed with the officer recommendation and granted permission.
The committee was satisfied that the coach depot use is compatible with the surrounding industrial estate and does not harm neighbouring amenities. Highway Services confirmed no significant negative impact on highway safety, network functionality, or parking, as large vehicles can be accommodated on site without obstructing other units. The proposal was found to comply with General Policy 2 of the Isle of Man Strategic Plan.
Strategic Policy 1
Isle of Man Strategic Plan 2016
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
General Policy 2 (b), (g), (h), (i), (j), (m), (n)
Isle of Man Strategic Plan 2016
Business Policy 5
Isle of Man Strategic Plan 2016
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".
Transport Policy 7
Isle of Man Strategic Plan 2016
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Business Policy 13
Strategic Plan
Business Policy 13: Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such u se would not compromise the amenities of neighbouring residents.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The approved land and building are not to be used for the boarding and unboarding of passengers.
