10 June 2020 · Planning Committee
Bulk Gas Storage Installation, Balthane Industrial Estate, Balthane, Ballasalla, Isle Of Man, IM9 2al
The proposal involved building 11 units of varying sizes (74-189 sq m, total ~1491 sq m) in three blocks on a brownfield industrial site, using rendered cavity blockwork, cladding panels, roller shutter doors, with 50 parking spaces (38 on-site, 10 fronting the road), widened 6.1m access, fencing, and pedestrian walkwa…
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The officer concluded the proposal was over-intensive, failing to incorporate existing topography, trees, and landscape features, resulting in total loss of site biodiversity contrary to GP2 (b, d, f)…
General Policy 2
Requires development to respect site/surroundings (b), protect habitats/watercourses (d), incorporate topography/trees (f), provide safe access/parking/manoeuvring (h), avoid road safety impacts (i). Failed due to biodiversity loss/tree removal, watercourse proximity, inadequate on-site parking/manoeuvring creating highway risks.
Environment Policy 7
Prohibits harm to watercourses unless mitigated; no development normally within 8m to protect habitats. Block A <4m from Ronaldburn failed (d); no risk assessment/pollution measures/phasing submitted.
Transport Policy 7
Requires appropriate car parking per Appendix 7 (1:30 sq m). 50 spaces met quantum but only 38 on-site vs required 47; frontage bays caused reversing/safety issues, conflicting with para 9.2.7 on all parking off-highway.
Business Policy 5
Permits industrial/storage/distribution on zoned industrial land (no retailing). Proposal compatible as brownfield redevelopment in Industrial zone.
Environment Policy 26
No development on contaminated land without risk demonstration. Site Investigation confirmed no significant contamination.
No objections as long as condition adhered to re infill material (site-generated/recycled/virgin only, no waste importation)
Drainage private/not for adoption; advise consult re stream works under Flood Risk Management Act
no objections
Highway Services Division objects to the proposal citing multiple access and safety issues requiring revisions; Environmental Protection Unit has no objection with a specific infill material condition; Malew Parish Commissioners have no objection; DEFA Biodiversity recommends des…
Key concern: proposal is unsatisfactory and unsupported from a highway viewpoint due to multiple access points, safety hazards, and incomplete swept path analysis
Department of Infrastructure
Objection"As drawn, the proposal is unsatisfactory and unsupported from a highway viewpoint"; "A single point of access would clearly define the site, remove safety hazards and allow the provision of adequate pedestrian facilities"; "Further information and revisions are necessary. These should comprise a Transport Statement, Stage 1 Road Safety Audit, and a complete set of swept paths"
Conditions requested: All access points to be formed of consolidated and hard surfaced materials with surface water drained into the site; Courtyard and parking spaces to be hard surfaced with consolidated material and surface water drained into the site
Environmental Protection Unit
Conditional No ObjectionEPU do not have any objections as long as this condition is adhered to
Conditions requested: only site generated subsoil and imported recycled / virgin infill material is to be utilised as the infill medium to level the site and no importation of any waste including subsoils, soil and stones and construction wastes of any kind are to be used as the infill material to raise and level the land within the site. All site generated wastes shall be disposed of at licenced waste disposal / recycling facilities
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objection to the following Planning Applications
DEFA Biodiversity
Conditional No Objection"Working on a no net loss for biodiversity policy, unfortunately I believe that this development will result in a loss for biodiversity"; "I recommend that additional native planting, shrubs and real grass is integrated into the design"
Conditions requested: Additional native planting, shrubs and real grass integrated into the design; More boundary planting with native shrubs; Bird boxes integrated into the design, in particular for starling and house sparrow along the northern edge
MUA Drainage
No Comment"the drainage serving the development will remain private and not be considered for public adoption by Manx Utilities"; "Any works adjacent to the Ronaldsburn Stream will required permissions under the Flood Risk Management Act"
Precedent Value
Highlights need for detailed highway assessments (swept paths, RSA) even below thresholds in estates; conditions routinely overcome landscaping/parking issues; consistency required with extant consents but details must fully comply with GP2/TP7/EP7.
