22 May 2024 · Planning Committee
Bms House, Port Way, Balthane Industrial Estate, Ballasalla, Isle Of Man, IM9 2aj
The proposal involves changing a small part (50 sq m, less than 10% of the 700 sq m building) of an existing office/industrial unit to a Class 4.1 health centre use, specifically for prescription-only pharmaceutical dispensing (no retail sales) and private health consultations by appointment in three rooms.
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The officer considered the proposal contrary to the development plan for an industrial site but recommended approval due to its small-scale (50 sq m), ancillary nature linked to the main business use,…
Business Policy 1
Requires support for employment-generating uses. Officer assessed the proposal as generating jobs (3 pharmacists, 3 dispensers, etc.) and introducing a new business element in line with policy.
Business Policy 5
Limits retail on industrial sites to storage/distribution. Dispensary seen as storage/distribution (robot-sorted prescriptions for delivery), not retail, distinguishing from prior refusal.
Business Policy 10
Seeks to control retail location to protect centres. Overruled as no retail sales (prescription-only, no shelves/display), small scale ancillary to main use, and industrial space needed for equipment.
General Policy 2
Assesses amenity, visual impact, highways (b,c,g,h,i,k). No adverse effects on character (no external changes, office-like appearance), amenity, or safety; highways no objection.
Transport Policy 4
Requires no unacceptable highway impact. Site near bus network, existing parking (15 spaces), highways no objection after review.
Transport Policy 7
Requires adequate parking. Relied on highways' no objection; estate capacity absorbs additional daytime traffic.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Personal permission and fixed layout
The use of the premises hereby approved shall be for the benefit of the applicant only and shall be carried out in accordance with the internal layout drawing referenced "BMS House floor plan", which shall be retained for the duration of the occupation of the applicant. Reason: For the avoidance of doubt and the application has been assessed on the basis of the nature of the applicants business and to avoid any increase in the number of consultation rooms on the site and to ensure that the dispensing area does not increase beyond that upon which the application has been assessed.
Limited use scope
The proposed additional use as a dispensing pharmacy and clinic hereby approved shall be limited to: 1. The distribution and collection of prescription pharmaceutical and medicinal products only (and for no other purpose in Class 1.1 of Town and Country Planning (Use Classes) Order 2019). 2. Health Centre use for health consultations by appointment only. Reason: For the avoidance of doubt and to prevent the wider sale of retail goods within an industrial estate.
do not object
do not object
no public access to main storage/packaging/dispensing; supports strong diverse economy
registered site as retail pharmacy based on Medicines Act 2003 criteria
support growth of medical companies, positive economic impact, relieve pressure on GPs, positive for drug security, embracing new technology
support inclusion in Pharmaceutical List
set up on Click and Dispatch Platform
Public representations are mixed with objections citing unsuitability of industrial estate location for pharmacy, safety concerns, and impact on town centre pharmacies, alongside supports for competition and accessibility; Highway Services initially noted no significant highway i…
Key concern: Highway parking assessment required per IOM Strategic Plan 2016
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposals are relatively small, have parking on-site in front of the unit and on the estate, and is in an industrial estate which can commonly see this type of operation.
Highway Services HDC
No CommentThe applicant should undertake a parking assessment for the proposals taking into account the proposed use of the building in this application and all uses within the whole building; compare this to the on-site parking provision... in relation to the Isle of Man Strategic Plan 2016
