DEC Officer Report

Application No.: 23/01385/B Applicant: Astrea Bioseparations Limited Proposal: Alterations, extension, formation of car parking spaces and change of use from warehouse to a bio-manufacturing facility Site Address: Unit 4, The Freeport Ballasalla IM9 2AP Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.01.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plan (PA/02). Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

N 1. Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

This application has been recommended for approval for the following reason.

Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and would have no adverse impact upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 19.12.2023.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 APPLICATION SITE - 1.1 The application site is Unit 4, The Freeport, Ballasalla which is located to the western side of The Freeport, to the east of the A5 and to the north west of Ronaldsway Airport. - 1.2 Within the estate there are already a number of industrial buildings /uses.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations, extension, formation of car parking spaces and change of use from warehouse to a bio-manufacturing facility. - 2.2 The applicants already occupy neighbouring Unit 2B which is used for engineering and warehousing and is also adjacent to their existing laboratories and manufacturing facilities (Units 1, 2 and 2A) . The applicant's web site indicates; "We are a Biotage company, focused on helping to bring small and large molecule, and advanced therapies to market with industry leading bioseparation adsorbents and resins."

- 3.0 PLANNING HISTORY

3.1 This application site has been subject to a number of previous planning applications; however, none are considered specifically material to the assessment of this current planning application. - 4.0 PLANNING POLICIES

4.1 In terms of local plan policy, the site lies within an area designated on the Area Plan for the South as "Freeport - Industry/Business Park" uses. The site is not within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: "General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;

• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.3 Business Policy 1 states: "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan." - 4.4 Business Policy 5 states: "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 viability of the appropriate town centre shopping area."

4.5 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 standard in respect of light industrial requires there to be one parking space per 30 sq m of floor space for light industrial use, one per 50 sq m of industrial floor space and 1 per 100 sq m of storage and distribution floor space.

- 5.0 REPRESENTATIONS

5.1 Malew Parish Commissioners have no objection (10.01.2024).

5.2 Highway Services drainage comment (05.01.2024); "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: The client should be aware off the clauses above and demonstrate compliance?" - 5.3 Highway Services comment (22.12.2023); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking."

- 6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are; (i) principle of the use (ii) the impact of the proposed development on the character and appearance of the surrounding area and (iii) whether there is sufficient parking provision for the new use. Use

6.2 The proposed use of the building would be compatible with the area and the land use designation. The Applicants already operate in the adjacent and neighbouring buildings and this proposal would allow an expansion of their existing operations. Visual Impacts - 6.3 The development will have little in the way of visual impact in terms of change to the character and appearance of the area, the rear extension, creation of additional parking spaces and the changes to the elevations with altered fenestration would not be especially publically apparent nor is it out of keeping as it is within an industrial estate with buildings of a similar character already on the site.

• Parking provision
• 6.4 With regard to parking the proposal would increase the amount of parking by 14 spaces (including 2 disabled spaces). The existing building has a floor area of approximately 888sqm. The new proposal with the new extension included would result in the building have an approximately floor area of 1032sqm.
• 6.5 The current use of the building appears to be for storage (application form indicates storage) which requires a total of 1 space per 100sqm is required. Therefore 8.8 spaces are required on the site. There does not appear to be any parking associated with the existing building. The proposed new use as light industrial/research and development (application form states Bio-manufacturing facility) the IOMSP seeks; "Light industrial, research and development 1 space per 30 square metres nett floor space". Accordingly, the unit would generally require a total of 34 spaces.
• 6.6 It is noted no objection form Highway Services has been made on the under provision of parking. It is also noted that the existing building does not appear to have any dedicated parking associated with it, therefore this is already a under provision of car parking spaces. This new proposal would create 14 spaces and while under the generally permitted parking standards, it is noted the site is close walk of bus stops (Ronaldsway Airport). Further, the use is in association with the existing business which also has a number of car parking spaces.

- 7.0 RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and would have no adverse impact upon public or private amenities and therefore it is recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 24.01.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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