12 May 2021 · Committee
Land Off, Harcourt Drive, Balthane, Ballasalla, Isle Of Man, IM9 2af
The proposal involved erecting eight units for general industrial and storage and distribution use on land off Harcourt Drive within Balthane Industrial Estate, which abuts the A5 Ballasalla to Castletown Road. Neighbouring properties include the Ballasalla Airport Garage to the southwest, Optical House to the southeast, and residential dwellings (West Wind and Sycamore Cottage) to the north. The site is designated for industrial purposes, and a previous approval in principle for 34 industrial units on the broader site had already been granted in 2019. The main planning issues assessed were the principle of the development, visual impact on the wider environment, effects on neighbouring amenity, and highway and parking provision. Parking was addressed through 26 spaces in front of the units and 11 additional spaces to the east, each measuring 3m x 6m. The Planning Committee approved the application, finding it would not harm neighbouring properties or the highway network, and that the design met the requirement for high-quality, functional buildings visible from the A5 and Steam Railway.
The site is zoned for industrial use, making the principle of the development acceptable. The scheme complied with employment, landscape, and transport policies, including the requirement for high-quality functional design for buildings visible from the A5. Officers concluded the development would not harm neighbouring amenity or highway safety, and the Planning Committee agreed, granting permission with conditions restricting use to general industrial and storage and distribution only.
It is recommended that the Department of Infrastructure, the Department of Economic Development and Malew Parish Commissioners work collaboratively to produce a strategy for improvements at Balthane Industrial Estate.
The development complies with Employment Recommendation 1
It is proposed that Site 4 to the north east of the Freeport should be designated for Office and/or Industrial Use and be subject to Development Brief 4.
New industrial or commercial buildings at Balthane and Ronaldsway Business Park and the Freeport, which would be visible from the A5 or the Steam Railway, should be of high-quality, functional design.
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
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. 6.3 Development outside of areas zoned for development
Major employment-generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans.
Strategic Policy 6: Major employment -generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans. 4.4.2 To maintain a healthy and diverse economy, there needs to be sufficient land available for industrial, office and retail purposes. Accordingly:
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
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.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floor shall be constructed without a further application for planning approval being submitted and approved.
Condition 3
The development hereby approved shall not be occupied or operated until the cycle parking, pedestrian and vehicle arrangements have been provided in accordance with the approved plans (101 Rev 0 and SM21/535/3). Such areas shall remain free from obstruction thereafter and remain available to the users of the corresponding industrial unit.
Condition 4
All planting, seeding or turfing comprised in the approved details of landscaping (SM21/535/3) must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the units, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Condition 5
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the units hereby approved shall only be used for General industrial (Class 2.3) and/or Storage/distribution (Class 2.4) and for no other purpose at any time.
erection of 34 industrial / commercial units addressing siting and means of access
Approval in principle has been granted
creation of a fenced storage compound
Previously permission was granted
Erection of six industrial units / commercial / storage units with associated roads, footpaths and vehicle parking
The current application runs contemporaneously with the following applications for similar works on other sections of the broader site area
Erection of seven industrial units / commercial / storage units with associated roads, footpaths and vehicle parking
The current application runs contemporaneously with the following applications for similar works on other sections of the broader site area
