7 December 2017 · Delegated - Head of Development Management (Stephen Butler)
Units A - H, Colas Drive, Balthane, Ballasalla, Isle Of Man, IM9 2qa
The proposal involves redeveloping a former scrap metal processing site with 8 conjoined light industrial units of varying sizes (Units A and H at 186 sq m each, others at 91 sq m, total around 922 sq m), featuring vertical profiled cladding, rendered plinth, roller shutter doors on the frontage, and 33 parking spaces.…
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The key issue was whether the former scrap metal site is contaminated and if it can be remediated; information satisfied the Environmental Protection Unit that there is no unacceptable risk, complying…
General Policy 2
Requires development in accordance with Area Plan zoning to respect site/surroundings in siting/layout/scale/design, not adversely affect character/amenity/highways, provide parking/access, avoid contaminated land risks, etc. Officer assessed proposal complies as light industrial matches Industrial zoning, improves appearance, parking/access adequate, contamination risks mitigated.
Environment Policy 26
Prohibits development on/near contaminated land unless no unacceptable risk demonstrated. Site tests confirmed insignificant risk to health/environment/groundwater; condition requires soil sampling on breaking concrete with approved method/mitigation.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Contamination testing
On breaking through any concrete, a sample of the soil shall be taken and tested to ensure that there is no risk of harm before works continue. Prior to the commencement of works, the applicant shall have approved by the Department a method or process for this including timescales and identification of the appropriate authority together with proposed mitigation should any harmful material be found. Reason: to comply with Environment Policy 26.
Access construction
Prior to any other construction, the access shown on drawing 16/42/01 dated Dec 2016 shall be constructed and maintained thereafter. Reason: In the interest of highway safety
Car parking provision
Prior to the occupation of any building, the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety
Cladding colour approval
Prior to the application of any external cladding, the colour of this must be approved by the Department and the colour retained as such thereafter. Reason: no colour of the external materials has been specified in the application and to ensure that the building is sympathetic to its surroundings.
No additional floorspace
No additional internal floorspace may be introduced without the benefit of planning approval. Reason: the parking ratio has been calculated on the basis of floor area and the introduction of additional floor area could increase the requirement for car parking spaces which may not be able to be provided.
No objection subject to conditions on access construction and car parking/manoeuvring areas
no objection
after tests, site poses insignificant risk and is suitable for light industrial use, subject to soil sampling condition on breaking concrete
happy with proposals following submission of drainage information including oil bypass interceptor
Multiple consultees responded to planning application 17/00202/B for 8 light industrial units at former Manx Metals site, with Manx Utilities initially requesting more drainage info but later confirming acceptance, Highways offering no objection with conditions, Malew Parish no objection, and Waste Management raising contamination concerns.
Key concern: site contamination due to prior industrial use
Manx Utilities
Conditional No Objectionwe require further details of the foul and surface water proposals; we will definitely require attenuation of the SW system which must also be fitted with an interceptor; we are awaiting outstanding info with regards to this application. Please can you defer a decision until this is received.; these are acceptable to Manx Utilities in order for the planning application to progress on drainage grounds.; we are happy with the proposals.
Conditions requested: attenuation of the SW system fitted with an interceptor
Department of Infrastructure Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following conditions; The parking standard has been met and the proposal includes an improved access.
Conditions requested: Prior to any construction the access shown on BRW drawing no 16/42/01 dated Dec 2016 shall be constructed and maintained thereafter.; Prior to the occupation of any building the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Malew Parish Commissioners
No ObjectionNo objection
Waste Management Unit
No Commentthe applications do not include any assessment of the sites/grounds being contaminated. Given the previous use of this land can I suggest strongly the need for site testing and analysis prior to any assessment of the PA as submitted.; The site is very probably contaminated, although to what degree can only be determined following soils/ground analysis.
Conditions requested: site testing and analysis prior to any assessment of the PA as submitted
