30 May 2012 · Planning Committee
Land Adjacent To Car Showroom, Balthane Industrial Estate, Balthane, Ballasalla, Isle Of Man, IM9 2ax
The proposal sought approval in principle for developing an approximately 100m x 90m unused site in Balthane Industrial Estate, Ballasalla, into a builders and timber merchants premises, relocating from a site in Castletown with residential proximity and narrow access.
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The officer assessed that the site lies within Proposed Industrial Use on the 1982 Development Plan, making the principle of industrial development acceptable.
Southern Area Plan Strategic Reserve Site 2
Draft plan designates site as Strategic Reserve for mixed residential/industrial/open space, requiring Strategic Plan review, monitoring report, bypass commitment, master plan/phasing before development. Modified at inquiry retains industrial alongside access road save 50m bypass buffer encroaching site; conditions ensure no conflict via 25m zone restrictions and archaeology.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Reserved matters application time limit
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Development commencement time limit
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Principle of use
This permission relates to the principle of the development of the site for a builders' and timber merchant's premises on the site defined in plans reference 01 and 02 both received on 3rd April, 2012.
Bypass route protection
The application for reserved matters must demonstrate that the route of the proposed bypass through the land to the north west will not be compromised. This should be secured through the layout not involving within 25m of the line of the bypass as shown in the Department's submission at the Southern Area Plan Inquiry (PC129 and DOI 30) the erection of buildings or facilities where it is likely that personnel will be stationed for long periods of the day (e.g. offices). This area may be used, inter alia, for storage or car parking.
North western boundary treatment
The application for reserved matters must demonstrate that the north western boundary will be treated such that it acknowledges that should the by-pass be constructed, this boundary of the site will be visible to the passing public. The provision of landscaping along this boundary is encouraged.
Archaeological evaluation
Submissions to the draft Southern Area Plan have indicated that this site may have archaeological interest and/or value. As such an appropriate archaeological evaluation must be carried out on the site and suitable archaeological mitigation designed into any proposed scheme and this must be included in any application for approval of the reserved matters.
do not oppose the application / do not object
no objection subject to connection to public sewer and discussion on surface water attenuation
express interest; applicant must contact for electricity supply and safety around cables/overhead lines (not a material objection)
Multiple consultees responded to planning application 12/00534/A, with initial objections from Highways Division withdrawn after suggested conditions, no objections from parish and utilities, and conditional no objections from utilities.
Key concern: site falls partially within the corridor reserved for the Ballasalla by-pass
Highways Division
Conditional No ObjectionI can confirm the suggested conditions for the site area (enclosed by the red line) which falls within the 25 metre zone is acceptable to Highways Division and I withdraw the objection previously made to this application.; A fifty metre corridor should be reserved 25 metres each side of the proposed centre line of the proposed route.; Once the Ballasalla By-Pass corridor is removed from this development a developable site of 70 metres exists when measured from the rear edge of the New Site Access Road footway
Conditions requested: The application for reserved matters must demonstrate that the route of the proposed bypass through the land to the north west will not be compromised. This should be secured through the layout not involving within 25m of the line of the bypass as shown in the Department's submission at the Southern Area Plan Inquiry (PC129 and DOI 30) the erection of buildings where it is likely that personnel will be stationed for long periods of the day (eg offices). This area may be used, inter alia, for storage or car parking.; The application for reserved matters must demonstrate that the north western boundary will be treated such that it acknowledges that should the by-pass be constructed, this boundary of the site will be visible to the passing public. The provision of landscaping along this boundary is encouraged.
Director of Highways
ObjectionA development which extends 70m from the rear of the footway on the New Site Access Road which runs along the frontage of the site would not encroach on the proposed route of the by-pass.
Manx Electricity Authority
No ObjectionSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions
Conditions requested: The proposed development must be connected to the public sewer, full details of the foul and surface water disposal routes must be submitted as part of any subsequent detailed planning application.; The applicant is advised to discuss the requirement for surface water attenuation from the development with the Water & Sewerage Authority.
Malew Parish Commissioners
No ObjectionThey do not object to this Application.
Precedent Value
This sets precedent for inspectors recommending immediate release of reserve sites to enable infrastructure like by-passes, emphasising flexibility in housing supply and developer contributions via legal agreements. Future applicants should highlight community benefits, traffic forecasts, and align with gateway improvements near key infrastructure like airports.
