CHIEF SECRETARY'S OFFICE

Oik yn Ard-Scrudeyr

Our Ref: DF11/0024 Planning Application Ref.No: 11/01623/B

THE TOWN AND COUNTRY PLANNING ACT 1999

TOWN AND COUNTRY PLANNING DEVELOPMENT

(PROCEDURE ORDER) 2005

Planning Secretary

Department of Infrastructure Planning and Building Control Division Murray House Mount Havelock Douglas

22 MAR 2022

DEPARTMENT OF INFRASTRUCTURE

| Applicant: | Department Of Infrastructure, Operations Division | | --- | --- | | Proposal: | Erection of a Salt Storage Facility, Land Adjacent To Balthane Road Balthane Industrial Estate Ballasalla Isle Of Man |

In accordance with paragraph 10 of the above Order, the person appointed by the Council of Ministers to consider this application has submitted his report.

In accordance with paragraph 10.3(a) and (b), a copy of the appointed persons report is enclosed.

On the 15th March 2012, and after consultation, the Council of Ministers accepted the recommendation contained within that report and the application was approved subject to the conditions specified below.

| Date of Issue: | 21st March 2012 | | --- | --- | | Chief Secretary's Office | | | Government Offices | | | Bucks Road | | | Douglas | |

Mr W Greenhow ACMA

Chief Secretary

CONDITIONS OF APPROVAL:

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This permission relates to the erection of a salt storage facility, Land Adjacent to Balthane Road, Balthane Industrial Estate, Ballasalla, Malew as shown by SC1225-P-10-00, SC1225-P-10-02, 1102E 01 _ M4973 250 p1 received by the Planning Authority on 22nd November 2011 and SC1225-P-10-01 rev A received on 30th November 2011.
3. No permission is granted or implied for development shown by SC/1225/SK1 and SC/1225/SK2.
4. Other than as shown in Drawing CS1225-P-10-01 rev A, all trees shall be retained and afforded protection during construction works. Any trees that die, are removed or become seriously damaged or diseased shall be replaced in the next planting season by others of similar size and species.
5. No development shall commence until a scheme for archaeological supervision and investigation during the site stripping phase of the development has been submitted to and approved by the Planning Authority. The scheme shall be implemented as approved.

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Crown Division Government Offices Douglas Isle of Man

14th February 2012

To the Council of Ministers Government Offices Douglas Isle of Man

Application by Department of Infrastructure, Operations Division for erection of a Salt Storage Facility, Land Adjacent to Balthane Road, Balthane Industrial Estate, Ballasalla.

I have the honour to report that I investigated the above application (together with appeals against the Department's decisions) during week commencing 22nd January 2012. The application was referred to the Council of Ministers in accordance with Section 10 of The Town and Country Planning (Development Procedure) Order 2005 as it was made by a Division of the Department of Infrastructure.

I submit herewith my report, which I hope will be helpful in reaching your decision.

I have the honour to be

Your obedient servant

Alan Langton Independent Inspector

Application by Department of Infrastructure, Operations Division for erection of a Salt Storage Facility, Land Adjacent to Balthane Road, Balthane Industrial Estate, Ballasalla.

Site visit Monday 23 January 2012

Preamble

1. The application was referred to the Council of Ministers in accordance with Section 10 of The Town and Country Planning (Development Procedure) Order 2005 as the applicant is a Division of the Department of Infrastructure.

Site and Development

2. The site is a parcel of low lying land at the edge, but within, the Balthane Industrial Estate. It fronts the north eastern side of Balthane Road with a minor cul de sac on its north western side. Behind is a former sewage treatment works and to the south open land rises towards Ronaldsway Airport. The site's 'outer' boundary to the south east has a row of deciduous trees; the 'inner' boundary alongside the cul de sac has a row of conifers.
3. The proposal is to erect a portal framed warehouse, some 42 m by 25 m by just over 12 m to the ridge. Access would be off Balthane Road. Roof water would be attenuated in a swale before discharge to a ditch. Both hedgerows would be retained. The warehouse is sought as a store for road salt to serve the south of the Island. It would hold about 5,000 tonnes. The building would not normally be manned. Accompanying the application are sketch plans showing how land extending behind the site might be laid out by DoI as a Southern Area Depot and the cul de sac extended to create a link road. These plans are illustrative only and not part of the current application.

Representations

4. The Malew Parish Commissioners do not oppose the application, Manx Heritage seek a condition enabling archeological investigation and Manx Electricity give contact details regarding connection.

Planning Policy

5. The industrial estate including the site and land between it and the Airport is shown for Predominantly Industrial Purposes in the 1982 Development Plan Order. Paragraph 9.2.2 of the Isle of Man Strategic Plan 2007 acknowledges Ballasalla as one of the Island's industrial locations. The Draft South Area Plan, recently subject to a public inquiry, proposes to retain the industrial designation. Its paragraph 6.8 .2 points to scope for the industrial estate's general appearance and access to be improved, and paragraph 6.8 .3 advises that there is a major hazard site within the consultation zone making the locality subject to Strategic Plan Environment Policy 29.

Assessment

6. This would be a large building but it would be within an industrial location and seen in the context of, and against a backcloth of, other existing large industrial or warehouse premises. It would not be out of place, while the low lying location and hedgerows would soften the impact. It accords with the existing land zoning and there is no reason to suppose that this will change on adoption of the South Area Plan. It remains to be seen whether the estate is to be subject to upgrading, but this modern well sited building would of itself amount to an improvement and nor would it fetter possible future works shown on the illustrative plans. Plainly the salt store would be a valuable asset during bad weather and there has been no objection made.

7. An only intermittently occupied warehouse would normally be considered a low risk use in relation to a major hazard site, and it seems probable that DoI Operations will have obtained clearance from the Health and Safety at Work Inspectorate in accordance with Environment Policy 29. Any approval should, however, be subject to confirmation.

Recommendations

8. I recommend that the applicant be invited to provide written confirmation that the scheme is acceptable to the Health and Safety at Work Inspectorate. On receipt, I recommend that the application be approved subject to the following conditions.

9. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

10. This permission relates to the erection of a salt storage facility, Land Adjacent to Balthane Road, Balthane Industrial Estate, Ballasalla, Malew as shown by SC1225-P-10-00, SC1225-P-10-02, 1102E 01 & M4973 250 p1 received by the Planning Authority on 22nd November 2011 and SC1225-P-10-01 rev A received on 30th November 2011.

11. No permission is granted or implied for development shown by SC/1225/SK1 & SC/1225/SK2.

12. Other than as shown in Drawing CS1225-P_10-01 rev A, all trees shall be retained and afforded protection during construction works. Any trees that that die, are removed or become seriously damaged or diseased shall be replaced in the next planting season by others of similar size and species.

13. No development shall commence until a scheme for archaeological supervision and investigation during the site stripping phase of the development has been submitted to and approved by the Planning Authority. The scheme shall be implemented as approved.

Alan Langton Inspector

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