5 February 2026 · Delegated
Unit 73, Balthane Park, Balthane, Ballasalla, Isle Of Man, IM9 2ax
The application sought to add light industrial use — specifically a micro-brewery — to Unit 73 at Balthane Park, which was previously approved only for general industrial and storage or distribution uses. The site is designated as industrial land under the Area Plan for the South 2013, making the proposed light industrial use consistent with the zoning and an efficient use of existing infrastructure. The original proposal included general retail sales and tasting events, but these were dropped during the process because insufficient information had been provided to assess their impact, and policy directs such uses to town centres rather than industrial estates. With those elements removed, the key issues were the principle of the use, the nature of the small-scale brewing operation, and parking. Three on-site parking spaces were judged sufficient for the low level of demand expected, including occasional trade callers. The operation is contained within the building and is far enough from the nearest residential properties that no harm to amenity was anticipated.
The micro-brewery use fits the industrial land designation and makes efficient use of existing infrastructure. Three parking spaces on site were considered adequate for the small-scale operation and infrequent trade visitors. The activity is contained within the building and sufficiently distant from residential properties to avoid any amenity harm.
most efficient use of sites and existing infrastructure
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
industrial land protected for such uses
Spatial Policy 7: In accordance with Strategic Policy 3 Area Plans will assess the need for Green Gaps(1) between settlements so as to avoid coalescence. (1) Green Gap is defined in Appendix 1 This page has been left intentionally blank. This page has been left intentionally blank. CHAPTER 6 GENERAL DEVELOPMENT CONSIDERATIONS CONTENTS 6.1 Introduction 6.2 Development within land-use zones 6.3 Development outside of areas zoned for development 6.4 Planning Agreements 6.5 Enforcement 6.6 Advertisements 6.7 Public Art CHAPTER 6 GENERAL DEVELOPMENT CONSIDERATIONS 6.1 Introduction 6.1.1 The Development Plan will make positive land-use allocations and provision through its policies such as to meet the Island's foreseen development needs for the period 2001 -2016. It will therefore provide the basis on which development control decisions are made during this period. 6.1.2
general standards towards acceptable development
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
development should not harm environment or amenity
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.
Condition 1
- 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.
Condition 2
- 2. 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 or Distribution (Class 2.4) and/or Light Industrial (Class 2.2) for no other use class or purpose at any time. Reason: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.
Condition 3
- 3. There shall be no display, sales or services at the site to any visiting members of the public. Reason: The application has been assessed on the basis for additional light industrial purposes only. Retail and tasting were specially omitted from the application and so any proposal for such would require separate planning application as assessed accordingly.
Condition 4
- 4. The proposal hereby approved shall be laid out in accordance with Proposed Floor Plan drawing date published online 28/01/2026, and the trade counter hereby approved shall be restricted to the location as shown marked (H) and the entrance hall limited to the area marked (C) on the same plan and retained as such thereafter. - Reason: The application has been assessed on this basis only and with the trade counter being ancillary to the primary storage, distribution and light industrial microbrewing use of the unit.
Condition 5
- 5. Three car parking spaces as shown on Site Plan date published online 16/12/2025 shall be provided in full and be maintained free and available for parking for Unit 73 only at all times. Should three spaces no longer be available for sole use by Unit 73, the additional light industrial use of the unit must cease immediately and the unit returning to its original approved use only. Reason: the application has been assessed on this basis in the interest of highway safety.
Condition 6
- 6. There shall be no mezzanines installed within the unit. Reason: for the avoidance of doubt aligning with the original approval of the units, and in the interest of highway safety.
