Planning Division Statement

Statement of the Planning & Building Control Division of the Department of Infrastructure

Application No: 11/01623/B Proposal: Erection of a Salt Storage Facility Address: Land Adjacent To Balthane Road Balthane Industrial Estate Ballasalla Isle Of Man Applicant: Department Of Infrastructure, Operations Division

Information

1. This application proposes the construction of a salt storage facility on a parcel of land situated on the edge of an existing industrial estate in Ballasalla. The application is proposed by the Department of Infrastructure Operations Division on land owned by the Department. The Planning & Building Control Division is part of the Department of Infrastructure and accordingly the application is to be determined by the Council of Ministers rather than by the Planning Authority.

The Site

1. The application site relates to a parcel of land situated on Balthane Industrial Estate, Ballasalla, Malew. The land is located to the north of Balthane Road which is the main access road into the estate. The site has a frontage onto the road and onto the track which runs to the north.

1. The site is a field which, from looking at the aerial photographs taken in 2009 would suggest that the most recent use of the land has been agriculture. The site has a banked hedge on all sides and more substantial tree planting exists along the south eastern boundary. A watercourse runs along the south eastern boundary.

The Proposal

1. This application seeks approval for the construction of a salt storage facility land, adjacent to Balthane Road, Balthane Industrial Estate, Ballasalla. The development would involve the erection of a large industrial building to be used to store salt to serve winter road gritting operations for the South of the Island. The existing front boundary onto Balthane Road would be removed to create an access onto an area of hardcore. The existing planting along the north west and south east elevations would be retained. Security fencing would be erected to complement existing fencing.

1. The covering letter which accompanies the application sets out that the building will not be manned but will be used when winter conditions dictate. The covering letter also explains future intentions to of the Department of Infrastructure, Operations Division to create a larger Southern Regional Dept development. This is shown on sketch drawings which have been included within this application for information purposes but do not form part of this application.

Planning Status

1. The 1982 Development Order and the Isle of Man Strategic Plan provide the Development Plan for this application site is. The 1982 Development Order designates the land as being an Area of Predominantly Industrial Use - Proposed. Within the Isle of Man Strategic Plan, the following are judged to be relevant:

Paragraph 9.2.2, which states:

"Most of the Island's industry is located close to major transportation links, particularly in the case of Douglas, Braddan and Ballasalla, which all have convenient access to Ronaldsway airport and Douglas harbour. Ramsey and Peel harbours are used for the importation and exportation of large scale goods (fuel, building supplies etc). All of these are conveniently accessible to significant pools of labour. In order to minimise excessive transportation of goods and travel for employees, and to promote sustainable development, much of the Island's future industrial development should continue to be concentrated in these locations, and appropriate areas of land should be made available for such uses in the Area Plans for these parts of the Island. It will also be appropriate, when formulating Area Plans for our smaller settlements, to make provision for the continued operation of small-scale family businesses, particularly those serving local needs such as garages and builders. The advice of the Department of Trade and Industry will be sought in respect of the amount of land which is likely to be required for industrial purposes within the life of the respective area plan."

1. The Department is currently bringing forward the Draft Area Plan for the South, which has been to Inquiry but the Inspector's report has not yet been received. The Draft Plan continues to designate the site as Industrial use. Within the Draft Written Statement, the following are judged to be relevant, although due to the fact that the document does not have formal status, its weight as a material consideration in the determination of this application should be suitably limited:

Paragraph 6.8.2, which states:

"The Balthane Industrial Estate is located just South of Ballasalla village. The Estate is used by a mix of businesses but incremental development, poor maintenance of buildings, roads and footways, has over the years, resulted in the Estate appearing neglected and unattractive in many parts giving a poor impression to the public, customers and businesses alike. It is recognised that the Estate is home to some uses which are essential to support the Island and also that there is scope for the general appearance and access to the Estate to be improved. There is considerable land available at Balthane which was first identified on the 1982 Development Order. It has been deemed appropriate to carry forward this designation into the Area Plan but there is a need to secure improvement works on the estate."

Paragraph 6.8.3, which states:

"There is an identified major hazard site identified at Balthane and within the identified consultation zone it will be essential to ensure that the end users are operating in accordance with the relevant guidance relating to hazard sites (see Environment Policy 29 of the Strategic Plan)."

Employment Proposal 1:

"All industrial uses, other than small scale light industrial uses capable of being located within the Mixed Use areas or those uses deemed appropriate by Strategic Plan Business Policy 7, will be located on the industrial Estate at Balthane and where appropriate Ronaldsway and the Freeport."

Planning History

1. There have been no previous planning applications relating to this site.

Representations

1. The Planning and Building Control Division has received the following submissions which relate to this application:

Malew Parish Commissioners do not object to this application.

The Manx Electricity Authority has provided an advisory note informing the applicant to contact them to discuss electricity supply connection.

Manx National Heritage (MNH) has highlighted that the site is within an area of potential archaeological interest encompassing the Airport and the surrounding landscape: archaeological discoveries have most recently been made at the recycling site on the opposite side of the road (PA 10/00623/B refers). They set out that MNH has already consulted with the applicant, and a geographical survey has been undertaken, which has revealed potential archaeological remains. It is intended that limited excavation managed by MNH on behalf of the applicant will be undertaken during January 2012 to test results of the survey, on the basis of which further fieldwork will be designed as necessary. Due to the potential archaeological sensitivity of the site we would therefore request the attachment of a condition requiring the applicant to undertake archaeological fieldwork and post-excavation analysis necessary to clear the site for development. Such fieldwork will require a licence from MNH under the terms of the Manx Museum and National Trust Act.

Assessment

1. The main issues to be assessed in this application are whether the development accords with land use designation of the site and the impact of the development upon the surrounding area.

Land use designation

1. The development would create a salt storage facility to house salt for use in road gritting during periods when the Island's highways may susceptible to surface ice and snow. The facility would effectively be a depot from where salt would be collected and distributed to the areas requiring treatment. This type of operation is of a nature that would within an industrial land use. The form and scale of building required along with the vehicles associated with the use would be such that it would not be appropriate to locate the development outside of an industrial area.

Impact of the development upon the surrounding area

1. With a ridge height of just over 12 metres and a floor area of 1050 sq.m, the proposed building is of a substantial size. Its form and the use of materials for the exterior are generally as would be expected for an industrial storage building. The site benefits from existing planting which, with the exception of the removal of the frontage hedge to create a vehicular access, would be retained. Given that the land is designated for industrial development, it is judged that the development would be acceptable.

Conclusions

1. The site is designated for Industrial use by the extant Development Plan and the proposal is judged to comply with that zoning. The site benefits from existing planting, most of which would be retained. The impact of the development upon the wider area is judged to be acceptable given the character of the existing industrial estate.

Recommended Conditions

1. Should the Appointed Person be minded to recommend that this application be permitted, the Planning and Building Control Division would suggest that the following conditions be considered:

C1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C2. 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 and M4973 250 p1 received 22nd November 2011 and SC1225-P-12-01 rev A and SC1225-P-10-01 rev A received 30th November 2011.

C3. For the avoidance of doubt, no permission is granted or inferred to the development shown by SC/1225/SK1 and SC/1225/SK2.

C4.

With the exception of the trees shown on drawing SC1225-P-10-01 rev A, all trees must be retained and afforded protection during construction works. Any trees which 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.

C5.

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

This statement has been prepared on behalf of the Planning & Building Control Divisions of the Department of Infrastructure by:

Signed: R. W. Vauley Date: 13th January 2012

Steven Stanley MATRP Planning Officer