28 May 2021 · Delegated
Land Off, Harcourt Drive, Balthane, Ballasalla, Isle Of Man, IM9 2af
Permission was granted for the erection of seven industrial, commercial, or storage units on land off Harcourt Drive within Balthane Industrial Estate, Ballasalla, Isle of Man. The development also included associated roads, footpaths, and vehicle parking. The site sits within the industrial estate but borders the A5 Ballasalla to Castletown Road, with residential properties including Sycamore Cottage and West Winds nearby. The Airport Garage adjoins the southwest boundary and Optical House the southeast boundary. The officer considered the principle of the development, its visual impact on the surrounding environment, effects on neighbouring amenity, and highways and parking implications. The application was approved under delegated powers with five conditions attached.
The application was approved by delegated decision on 28 May 2021. The officer assessed the principle of the development, its visual impact on the wider environment, effects on neighbouring amenity, and highways and parking matters, and found the proposal acceptable. Five conditions were attached to the approval.
Employment Recommendation 1
The development complies with Employment Recommendation 1
Employment Proposal 2
Landscape Proposal 19
General Policy 2
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
Strategic Policy 6
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:
Transport Policy 7
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 pedestrian and vehicle arrangements, and pedestrian link to Douglas Road have been provided in accordance with the approved plans (SM21/535/2 Rev A 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 eight industrial units / commercial / storage units with associated roads, footpaths and vehicle parking
erection of 34 industrial / commercial units addressing siting and means of access
creation of a fenced storage compound
Erection of six industrial units / commercial / storage units with associated roads, footpaths and vehicle parking
