17 August 2020 · Director of Planning and Building Control (Jennifer Chance)
Land Off, Harcourt Drive, Balthane, Ballasalla, Isle Of Man, IM9 2af
The proposal seeks approval in principle for 34 small industrial units (sizes ranging from 9m x 10m to 9m x 20m) on a site within Balthane Industrial Estate, addressing only siting and access, with details of design, appearance, layout and landscaping reserved for later approval.
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The officer assessed that the principle of 34 industrial units is acceptable as the site is designated for industrial use in the Area Plan for the South, and the proposal satisfies Development Brief 4…
General Policy 2
Requires developments in zoned areas to respect site/surroundings in siting/layout/scale/design/landscaping, avoid adverse impacts on landscape/townscape/amenities/road safety, provide safe access/parking, retain landscape features, and not prejudice adjacent land. Officer tested if 34 units could be sited without adverse effects, finding compliance via modest unit sizes, parking exceeding standards, access improvements, landscaping space along A5, and no direct overlooking of neighbours.
Transport Policy 7
Requires one parking space per 50 sq m gross floor space for industrial uses. Proposal provides 89 spaces exceeding the minimum 76 required, considered acceptable for single-storey units with conditions for reserved matters to confirm larger vehicle accommodation.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Time limit for reserved matters
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Approval of reserved matters
Approval of the details of the design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Single storey limit unless parking demonstrated
None of the buildings hereby approved may have more than one floor of accommodation unless it can be demonstrated that the additional parking spaces required by the Strategic Plan (Appendix Seven) in respect of the additional floor area resulting from any additional floors can be accommodated within the site.
Detailed landscaping plan
The application for the reserved matters must include a detailed landscaping and planting plan which demonstrates how the introduction of new trees and shrubs will result in an acceptable visual and ecological impact on the area. Planting must also be introduced to reinforce the existing planting adjacent to the A5.
Bird boxes details
The application for reserved matters must include details of the incorporation of bird boxes within the development including the siting and type of boxes proposed.
Highway details in reserved matters
The application for the reserved matters must include the following highway information: i. details of all parking provision which demonstrates that a range of vehicles including those larger than standard cars, can be accommodated within the site ii. details of the storage of waste receptacles iii. vehicle tracking information relating to a box van and a refuse vehicle demonstrating that they can satisfactorily access, manoeuvre within and egress from the site and iv. details of the provision of secure bicycle storage.
Access improvements prior to development
No other development may occur on the site in association with the development hereby approved, until the access onto the Balthane Estate Road has been improved as shown in the submitted plan 22099-02 and 22099-02-1 within the Transport Assessment and this access must be retained as such thereafter.
no objection
recommend approval subject to conditions addressing access improvement, visibility splays, pedestrian crossing, internal layout, vehicle tracking, bicycle parking, electric vehicle charging points and waste bin storage
no objection, suggests additional tree planting to enhance visual impact, well-being, ecology, drainage, cooling, traffic calming and environment
no objection, suggests detailed landscaping with shrubs/trees for biodiversity and incorporation of bird boxes
no objection, suggests conditions on drainage, water attenuation and Sewerage Act 1999 compliance
Highway Services initially objected due to lack of transport information but later raised no objection subject to conditions after revisions; Manx Utilities, Malew Parish Commissioners, Arboricultural Officer, and DEFA Biodiversity/Ecosystem Policy have no objections with recommendations; neighbouring residents raised privacy and noise concerns.
Key concern: Initial highway objection due to lack of Transport Assessment
Department of Infrastructure Highway Services
Conditional No ObjectionHighway Services raise no opposition subject to conditions for access improvement, visibility splays and pedestrian crossing; Further consideration is necessary at reserve matter stage to address the internal pedestrian and vehicular arrangements; Recommendation: DNOC
Conditions requested: Access improvement, visibility splays and pedestrian crossing to accord with DTA Transport Assessment Drawing no: 2209-02; Submission of further details for internal layout, Harcourt Drive arrangements, bicycle and vehicle parking, EV charging points, waste bin storage, and swept path analysis for entire site using box van and waste collection vehicles; s109(A) Highway Agreement for highway works
Department of Infrastructure Highway Services
ObjectionRefusal is therefore recommended based on a lack of information; Recommendation: OBJECT
Manx Utilities
Conditional No ObjectionManx Utilities have no objection in principle; Consultation with Manx Utilities is recommended
Conditions requested: Review/assess existing foul and surface water drainage and replace/upgrade/upsized as necessary at reserved matters; NO discharge of surface water to foul drainage; Connect to public sewer acceptably; All drainage works to conform to 'Manx Sewers for Adoption'; CCTV surveys at developer's expense; Pay £51,000 connection fee (34 units x £1500)
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objection to the following Planning Applications; 19/01344/A
DEFA Ecosystem Policy Officer
Conditional No ObjectionIt’s good to see the landscape proposals... However, I would like to request one change
Conditions requested: Removal of cotoneaster ‘dammeri’ from shrub planting list
Arboricultural Officer
No ObjectionI have no objection to the proposed development but I think some consideration should be given to incorporating new tree planting
DEFA Biodiversity
No ObjectionThough I have no objection... more thought and detail is given about the landscaping; It would also be great to see bird boxes
Conditions requested: More shrubs and trees in landscaping; Bird boxes integrated into buildings
