Loading document...
==== PAGE 1 ====
25/90580/B
Page 1 of 16
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90580/B Applicant : Elliott Storage Proposal : Erection of two-storey self-storage facility of 122 storage containers Site Address : Land Adj. To Salt Barn Balthane Industrial Estate Ballasalla Isle Of Man IM9 2AF
Planning Officer: Paul Visigah Photo Taken : 25.06.2025 Site Visit : 25.06.2025 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.10.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The storage containers hereby approved shall be finished in a uniform recessive colour (e.g. dark green or grey) and shall retain their corrugated metal profile. The perimeter fencing shall be coloured dark green (similar to the adjoining fencing on the southeastern boundary of the broader site area) and retained as such thereafter.
Reason: To ensure visual integration with the industrial context and to comply with Strategic Policy 5 and General Policy 2(b) and (f).
C 3. The landscaping scheme shown on the approved plans, including the planting of 33 shrubs, 4 Field Maple trees, and the formation of a mixed native hedge, shall be implemented in full prior to first use of the development and maintained thereafter.
Any trees, hedging, or shrubs planted as part of the scheme that die, are removed, or, in the opinion of the Department, become seriously damaged or diseased within five years of planting shall be replaced as is reasonably practicable or in the next planting season with species of similar size, type, and number, unless otherwise agreed in writing by the Department.
Reason: To mitigate visual impact, enhance biodiversity, and comply with Environment Policy 4 and General Policy 2(d).
==== PAGE 2 ====
25/90580/B
Page 2 of 16
C 4. No external lighting shall be installed unless in full accordance with the approved lighting plans DWG 107 Rev A (Ground Floor Lighting Plan) and DWG 108 Rev A (First Floor Lighting Plan), submitted on 21 August 2025.
The lighting shall be installed prior to first use of the development and retained as such thereafter. All lighting shall comply with the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 (2023).
Reason: To avoid and mitigate ecological impacts, safeguard visual amenity, and ensure compliance with Environment Policy 5 and General Policy 2(g).
C 5. Prior to the first use of the development hereby approved, the bird and bat mitigation measures shall be fully implemented in accordance with the approved plans DWG 103 Rev B (Front & Rear Elevation), DWG 104 Rev B (Northwest Elevation), and DWG 105 Rev B (Southeast Elevation), all dated 21 August 2025. The bat and bird boxes shall be retained thereafter and maintained in good condition.
Reason: To ensure adequate safeguards for ecological species and to enhance biodiversity in accordance with Strategic Policy 4 and Environment Policies 4 and 5.
C 6. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019, the use hereby approved shall be limited to self-storage only. No retailing, skip transfer, or storage of dangerous goods, coal, or other nuisance-generating materials shall take place.
Reason: For the avoidance of doubt and to ensure compatibility with surrounding uses in accordance with General Policy 2(g) and Strategic Policy 7.
C 7. No items of machinery, equipment, or other goods shall be stored outside of the approved containers.
Reason: To safeguard visual amenity and prevent operational creep in accordance with General Policy 2(f).
C 8. In the event that the development hereby approved are not used or required for storage purposes for a period exceeding 12 months, the storage containers hereby approved shall be removed and the ground restored to its former condition within 18 months of its last use.
Reason: This approval has been exceptionally approved solely to meet the storage need and its subsequent retention if left abandoned could result in an unwarranted visual impact.
C 9. Prior to the first use of the development, the access, visibility splays, and all parking and turning areas shall be provided in accordance with the approved plans (Drawing No. 101 Rev C). Once provided, these areas shall be permanently retained for their intended purpose.
The 21 parking spaces shown on the approved Site Plan shall be kept available for customer parking associated with the approved use at all times and shall not be used for overnight vehicle storage (defined as between 22:00 and 06:00) or for any other purpose.
Reason: To ensure the provision and retention of adequate access, parking and turning facilities in the interests of road safety and operational efficiency, in accordance with Transport Policy 7 and General Policy 2(h).
C 10. Prior to the first use of the development, a detailed scheme for the design, specification, and layout of removable bollards and ground markings to prevent vehicular access to container corridors and to guide safe vehicle movement shall be submitted to and approved in writing by
==== PAGE 3 ====
25/90580/B
Page 3 of 16
the Department. The approved measures shall be installed in the positions shown on the approved plans (Drawing No. 101 Rev C) prior to first use and shall thereafter be retained and maintained in good condition for the lifetime of the development.
Reason: To ensure safe internal circulation and compliance with Transport Policy 4 and General Policy 2(i).
C 11. No above ground floor development shall commence until a detailed surface water drainage scheme has been submitted to and approved in writing by the Department. The scheme shall demonstrate how surface water will be managed within the site without increasing flood risk elsewhere. The approved drainage scheme shall be implemented in full prior to the first use of the development and shall thereafter be retained and maintained in accordance with the approved details.
Reason: To ensure appropriate drainage and compliance with Environment Policy 10 and General Policy 2(l).
C 12. Within three months of this approval becoming final, full details of the bin storage and recycling collection points shall be submitted to and approved in writing by the Department. The Bin/Recycle storage areas shall be provided prior to first occupation and shall be permanently retained thereafter solely for the purpose of refuse and recycling storage.
Reason: To ensure adequate provision for waste storage in the interests of the appearance of the development and the amenities of the area.
This application has been recommended for approval for the following reason. The development is considered acceptable as it accords with the statutory development plan and delivers an employment-related use on land specifically zoned for industrial purposes. It satisfies Strategic Policies SP1, SP2, SP6, and SP7 by making efficient use of safeguarded employment land within an identified settlement, reducing pressure for development elsewhere. The proposal supports economic activity and is compatible with the established industrial context, meeting the design and integration requirements of General Policy 2(b), (c), (f) and the Area Plan's Landscape Proposal 19. Highways and parking arrangements comply with TP4, TP7, SP10, and GP2(h)-(i), ensuring safe and adequate access and servicing. Drainage safeguards meet EP10 and GP2(l), and biodiversity impacts are mitigated through native planting, wildlife boxes, and lighting controls, consistent with SP4, EP4, and EP5. Subject to conditions securing these measures, the scheme is considered to fully accord with the development plan.
Plans/Drawings/Information;
This decision relates to the following amended and original plans and documents:
Drawings 1. Dwg. 099 - Location Plan / Site Plan (submitted 18 June 2025) 2. Dwg. 100 - Existing Site Plan (submitted 18 June 2025) 3. Dwg. 101 - Ground Floor Plan (Rev C - submitted 21 August 2025) 4. Dwg. 102 - First Floor Plan (Rev C - submitted 21 August 2025) 5. Dwg. 103 - Front & Rear Elevation (Rev B - submitted 21 August 2025) 6. Dwg. 104 - North West Elevation (Rev B - submitted 21 August 2025) 7. Dwg. 105 - South East Elevation (Rev B - submitted 21 August 2025) 8. Dwg. 107 - Ground Floor Lighting Plan (Rev A - submitted 21 August 2025) 9. Dwg. 108 - First Floor Lighting Plan (Rev A - submitted 21 August 2025)
Documents
==== PAGE 4 ====
25/90580/B
Page 4 of 16
10. Cover Letter (submitted 18 June 2025) 11. Planning Statement (submitted 18 June 2025) 12. Appendix B - Traffic Movements for Self-Storage UK (submitted 18 June 2025) 13. Agent's Covering Letter (submitted 21 August 2025)
__
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o DOI Highway Services - No objection o Malew Parish Commissioners - No objection o Manx Utilities - No objection
It is recommended that the following organisations should NOT be given the Right to Appeal: o Manx Wildlife Trust - Objection does not identify land owned or occupied that would be impacted on by the proposal __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT
1.0 THE SITE 1.1 The application site relates to a parcel of land situated northwest of the Salt Storage Facility 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 an access track which runs northwards and terminates at the sewage works positioned directly north of the Salt Storage Facility.
1.2 A single-storey building is located at the southeastern end of the site, constructed with aluminium cladding and a cement sheet roof. The structure includes large access doors and several windows, and appears to be in active use, with vehicles parked in front and materials stored nearby. This building, along with the adjacent hardstanding, forms part of the existing built infrastructure on the site.
1.3 The broader site area north of the building on site appears to have most recently been in agricultural use, as evidenced by the condition of the land and residual vegetation observed during the site visit. It is relatively level with a gentle fall from northeast to southwest.
1.4 The surrounding context is predominantly industrial. To the south lies the Salt Storage Facility, while to the west and southwest are warehouse-style buildings and service yards forming part of the wider Balthane Industrial Estate. To the northwest, the site abuts the access track and sewage works, beyond which lies open land which stretches across the northern boundary.
1.5 The site is partially enclosed by established landscape features. A banked hedge defines the northeastern boundary, contributing to the visual containment of the site and offering some ecological value. Along the southeastern boundary, a cluster of mature trees provides a natural buffer between the site and adjacent plots.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Erection of two-storey self-storage facility of 122 storage containers (previously proposed for 140 but changed to address concerns by
==== PAGE 5 ====
25/90580/B
Page 5 of 16
consultees). The proposed self-storage facility will be arranged over two levels. The facility will have a maximum height of 5.3 metres from ground level to the top of the upper container tier where it is set up over two floors, and 2.58m for the single storey sections. The total gross floor area of the facility is approximately 1800.96sqm, derived from the combined footprint of the container stacks across both levels. This excludes circulation space and stair access provisions.
2.2 The site layout includes three principal container blocks: One aligned with the northwestern boundary, one aligned centrally, and another positioned towards the southeastern corner of the site. The containers are arranged in rows with internal corridors to facilitate access and circulation. Each container measures 6.05 metres in length and 2.44 metres in width, forming modular grids across the compound. Access to the upper level will be provided via external staircases positioned at strategic points within the site.
2.3 Each container will retain its original cringle finish, with no external cladding or decorative treatment proposed. The design adopts a utilitarian aesthetic consistent with adjacent industrial units. Staircases and service infrastructure will be exposed and integrated into the layout without architectural embellishment. The perimeter of the site will be enclosed with industrial-style fencing
2.4 Access will be controlled via a keypad-operated automatic vehicular gate at the main entrance. The proposal includes 21 marked parking bays, with five located adjacent to the main entrance, with the other 16 parking spaces located centrally within the site and surrounded by the container blocks.
2.5 The scheme incorporates pockets of landscaping distributed across the site. These comprise a total of 33 shrubs - a combination of Hazel, Guelder Rose, Elder, and Spindle to be planted in medium and small groupings within designated pockets around the compound, particularly at the north-west and south-east corners and flanking the central access route. Along the south-east boundary, a new hedge will be formed using alternating species of Holly, Hazel, Hawthorn, Broom, and Rowan, providing year-round screening and biodiversity value. In addition, four Field Maple trees, each at least 1.5 metres tall at the time of planting, will be introduced to offer vertical relief and long-term canopy cover. To ensure rapid ground coverage and soil stabilisation, Ryegrass seed will be sown between planting areas.
2.6 The application is supported by a Planning Statement and UK Guidance Traffic patterns for self-storage (APPENDIX B - Traffic Movements for Self-Storage UK)
3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The site lies within an area designated as Industrial on the Area Plan for the South (Map 4 - Ballasalla), and the site is not within a Conservation Area. The site is not within a flood risk area, there are no registered trees on site, and the site is not within a Registered Tree Area.
3.2 Area Plan for the South (2013) 3.2.1 The following parts of the Area Plan for the South are considered relevant: a. Landscape Proposal 19: New industrial or commercial buildings at Balthane and Ronaldsway Business Park and the Freeport, which would be visible from the A5 or the Steam Railway, should be of high-quality, functional design. This proposal will also apply to buildings which would be visible from the by- pass once a route has been firmly determined.
b. Employment Recommendation 1: It is recommended that the Department of Infrastructure, the Department of Economic Development and Malew Parish Commissioners work collaboratively to produce a strategy for
==== PAGE 6 ====
25/90580/B
Page 6 of 16
improvements at Balthane Industrial Estate. This will include general environmental improvements, and also improvements in respect of access, lighting and infrastructure in an effort to ensure that the Estate is an attractive place for both users and customers.
c. Section 6.8: Industrial Estates and Business Parks "6.8.1 The South of the Island is home to some of the Isle of Man's most significant Industrial Estates given its close proximity to the Airport and access to the Isle of Man's road network linking to the rest of the Island. 6.8.2 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."
3.3. National: STRATEGIC PLAN (2016) 3.3.1 Relevant Strategic Plan Policies: 1. General Policy 2 - General Development Considerations. 2. Strategic Policy 1 - Efficient use of land and resources. 3. Strategic Policy 2 - Priority for new development to identified towns and villages. 4. Strategic Policy 5 - Design and visual impact. 5. Strategic Policy 6 - Major employment-generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans. 6. Strategic Policy 7 - Undeveloped land which is zoned in Local or Area Plans for industrial, office, or retail purposes will be retained and protected for such uses, except where those uses would be inappropriate or incompatible with adjoining uses. 7. Strategic Policy 10 - development should promote integrated journeys, minimise car use and facilitate other modes of travel. 8. Business Policy 1 - The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan. 9. Transport Policy 1 - Requires new development to be close to existing public transport facilities and routes, including pedestrian, cycle and rail routes. 10. Transport Policy 4 - New and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11. Transport Policy 7 - Parking considerations/standards for development. 12. Environment Policy 4 - protects biodiversity (including protected species and designated sites). 13. Environment Policy 22 - deals with vibration, odour, noise and light pollution in relation to nearby properties. 14. Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10. 15. Paragraph 9.2.4: Sites identified as suitable for Industry will generally also be suitable for the storage and distribution of goods, although, depending upon location with respect to other uses, the Department may restrict the goods stored by attaching the following condition: "The building(s) hereby approved may be used for storage and distribution. Approval does not extend to the use of the site for retail purposes or as a skip transfer station or for the storage or distribution of dangerous goods (as defined in the Road Traffic Act: Road Vehicles carrying
==== PAGE 7 ====
25/90580/B
Page 7 of 16
Dangerous Goods (Maintenance and Use) Regulations 2000) or coal or items which could give rise to nuisance to adjacent land users by virtue of dust, noise or smell".
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 The Isle of Man's Biodiversity Strategy (2015 - 2025) 4.1.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.
4.2 Traffic patterns for self-storage: Self Storage Association United Kingdom 4.2.1 On average there are less than 7 cars per 100 units, entering a site over the whole day. With customers staying an hour on average, most sites would only ever have 2 or 3 cars per 100 units on site at any given time.
4.2.2 There are rarely "visitors" to self-storage facilities. Self-storage units are not usually used for retail sales. While they can be used for storage of commercial goods, they are not sales offices' or administrative units. In fact most do not even have power to the units. This means there are no "visitors" to the site other than prospective customers. Vehicles within the site are primarily either loading or unloading goods.
4.2.3 Average vehicles entering per day during the regular access hours by centre size and immediate market area: o Number of self-storage spaces: Less than 100 o Average Vehicles per day: 6.5
4.2.4 Average vehicles entering per day during outside of the regular access hours by centre size and immediate market area: o Number of self-storage spaces: Less than 100 o Average Vehicles per day: 2.1
5.0 PLANNING HISTORY 5.1 The application site has been the subject of a previous application for Erection of perimeter fencing and containers for office accommodation under PA 02/02003/B. This application was approved by the Planning Committee on 17.04.2003.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 DOI Highways have made the following comments on the application (2 September 2025): 1. They confirm that the concerns raised in their earlier response dated 9 July 2025 regarding trip assessment and internal layout have been addressed through the applicant's subsequent submissions. 2. They state that trip data was provided from the applicant's self-storage facility in Jurby, as the Douglas facility is not yet fully constructed or occupied and therefore not representative. The Jurby survey, conducted over 13 days, showed an average of just over four vehicles accessing the site daily, with a peak of eleven vehicles and a maximum of four on site at any one time. This data was used to inform the Douglas application. 3. They state that the current proposal includes 122 units, approximately double the capacity of the Jurby site. Based on the Jurby data, it is assumed that the Douglas site would see an average of eight vehicles accessing daily, with twenty-two on peak days and a maximum of eight vehicles on site at any one time.
==== PAGE 8 ====
25/90580/B
Page 8 of 16
4. The development provides 21 parking spaces, which Highway Services consider sufficient to accommodate the projected increase in use. This conclusion is supported by comparable site surveys and UK design standards. 5. Given the expected infrequent visits and minimal conflicting movements, Highway Services raise no concerns regarding the existing access arrangements onto Balthane Industrial Estate Road. 6. The internal layout of the site has been revised, reducing the unit count from 140 to 122 and increasing parking provision from 20 to 21 spaces. The revised layout removes the previously identified risk of vehicles driving between unit openings, which could have led to conflict with other vehicles and pedestrians. The deeper part of the site is now used solely for unit placement, with no parking or turning areas, and removable bollards have been introduced to prevent vehicular access to unit corridors. 7. The front-end layout has also been improved to enhance vehicular movement around tighter sections. Ground lining has been added to guide vehicle paths, and give-way markings have been placed at the chicane to slow users and position them for optimal forward visibility. Although the layout is constrained by site boundaries and retained buildings, the applicant has made reasonable efforts to maximise visibility and user safety. 8. Highway Services conclude that the proposal raises no significant road safety or highway network efficiency issues. Accordingly, Development Control does not oppose the proposal, subject to all access arrangements and parking layout being in accordance with the approved plans.
6.2 DOI Highways Drainage state that they are satisfied that the existing ground levels on the site will not allow surface water to discharge toward the public highway and therefore has no objections to the proposal (17 September 2025).
6.3 DEFA Ecosystem Policy Team has made the following comments on the application: 6.3.1 Comments Received 20 August 2025: 1. The Team confirms they are content with the details shown in the submitted drawings, including site layout, elevations, and lighting plans. 2. They request conditions be secured on approval to ensure implementation of lighting, landscaping, and installation of bat and bird boxes as specified in the approved drawings.
6.3.2 Comments Received 9 July 2025: 1. The Team objects to the application due to lack of ecological information. 2. Site clearance, including removal of trees, hedges, shrubs, and grass, occurred prior to submission, which they consider inappropriate and prejudicial to proper assessment. 3. Anecdotal evidence suggests the site supported nesting birds, and the exposed bare earth may pose pollution risks to nearby watercourses and the Langness Marine Nature Reserve. 4. Aerial imagery confirms the site previously supported vegetation, yet no replanting or ecological mitigation measures have been proposed. 5. The proposal is considered contrary to Strategic Policy 4, citing net biodiversity loss and lack of space for replacement planting. 6. The Team recommends a substantial reduction in unit numbers and submission of ecological mitigation and landscaping details prior to determination. 7. If approved, conditions should be secured requiring: o An ecological mitigation plan to be submitted and approved. o A soft landscaping plan to be submitted and approved. o A sensitive lighting strategy to be submitted and approved, in line with Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 (2023).
6.4 Malew Parish Commissioners have no objection (3 July 2025).
6.5 Manx Utilities Drainage have made the following comments on the application (19 June 2025):
==== PAGE 9 ====
25/90580/B
Page 9 of 16
1. They have concerns about the potential impact of the proposed container locations and new access road on existing public sewers and manholes within the site. 2. Public foul sewers and manholes serving existing industrial units cross the site but have not been shown on the development proposals. 3. MU are concerned that the proposed layout may cover manholes or affect shallow sewers. 4. MU require further details from the applicant to demonstrate that the public sewerage infrastructure will not be affected. 5. MU also request confirmation regarding access to the site in the event of any blockages.
6.5.1 Following discussions with the applicants, they have advised that the following agreements have been reached with Manx Utilities, as confirmed in correspondence dated 19 September 2025: 1. Tree and shrub planting along the eastern boundary may proceed, subject to cured-in- place pipe (CIPP) lining being carried out to prevent root ingress at pipe joints. Manx Utilities have confirmed that the sewer in this location, while showing minor structural defects, does not currently require rehabilitation. 2. The applicant has agreed to contribute towards the cost of the CIPP lining works, which will be undertaken by Environmental Techniques, Manx Utilities' appointed sewer rehabilitation contractor. The works will be incorporated into the current programme and scheduled accordingly. 3. Manx Utilities will supply four (4) D400 675x675 manhole frames and covers at no cost. The applicant will be responsible for installation using a rapid-strength concrete or mortar such as Ultracrete QC10 or M45. Covers are to be collected from Meary Veg wastewater treatment works, with contact details provided for coordination.
6.6 Manx Wildlife Trust objects to the application on the following grounds (12 September 2025): 1. The site is comprised of ideal wildlife habitat in an area otherwise wholly denuded of its wildlife value through development. 2. Approval would be contrary to Strategic Policy 4 of the Strategic Plan, as it provides for 100% biodiversity loss on the proposal site, even with the meagre mitigation proposed. 3. Approval would be contrary to Environment Policies 1 & 3 of the Strategic Plan in relation to the character of the countryside, wildlife, and tree protection. 4. Approval would be contrary to Environment Policy 4 of the Strategic Plan, due to lack of ecological information on the preexisting habitat. Under the Ecological Precautionary Principle (from the Convention on Biological Diversity), it must be assumed the habitats meet the threshold of importance covered by EP4. 5. Approval would be contrary to the 2015 Biodiversity Strategy, which demands No Net Loss of Biodiversity in all developments. 6. Approval would be contrary to the 2021 Climate Change Act, which requires Net Biodiversity Gain in all such developments. 7. Even with further mitigation, the application cannot achieve either No Net Loss or Net Biodiversity Gain. 8. Although the habitat has been altered since the satellite image of 22 June 2024 via mechanical clearance, it has not been permanently removed or destroyed, as species-rich scrub will rapidly recolonise. Only approval will result in permanent, irrevocable habitat loss. 9. Manx Wildlife Trust is disappointed by the disregard for Environment Policies due to lack of ecological survey and preparatory site works, which may be an attempt to circumvent established policies, processes, and industry best practices. 10. Approval would be contrary to the aims of Our Island Plan as a UNESCO Biosphere Reserve.
6.7 No comments have been received from neighbouring properties.
7.0 ASSESSMENT
==== PAGE 10 ====
25/90580/B Page 10 of 16
7.1 The main issues to consider with the current application are: a. The principle of the proposed development (SP6, SP7, SP2, BP1, GP2 & Employment Land Review 2025): b. Visual impact and impact on the wider environment, including design quality and integration with the industrial setting (SP5, GP2(b) & (c) & APS Landscape Proposal 19 & Section 6.8); c. Impact on neighbouring amenity, considering potential disturbance and compatibility with surrounding uses (GP2(g) & EP22); d. Impact on highways and parking, including adequacy of provision and safety of access arrangements (TP4, TP7, GP2(h) & (i), SP10); e. Impact on biodiversity, including compliance with Strategic Policy 4 and Environment Policies 4 and 5, and mitigation measures proposed (SP4, EP4, EP5, GP2(d)); and f. Flood risk and drainage considerations, including surface water management and sewer infrastructure coordination (EP10, GP2(l)).
7.2 PRINCIPLE OF THE DEVELOPMENT 7.2.1 In assessing the principle of the proposed development, it is considered that the site is zoned for Industrial use in the Area Plan for the South, 2013. The proposed self-storage use is an employment-related, industrial-type activity that aligns with the zoning and with Strategic Policy 6, which directs employment-generating development to existing centres and land identified for such purposes in Local or Area Plans. The protection of such zoned land for compatible uses is further supported by Strategic Policy 7.
7.2.2 The development would optimise an under-utilised plot within an established industrial estate, as the site is only partly built upon, with the majority of the land previously lying vacant and only recently cleared of vegetation. Bringing this land into productive use represents an efficient use of zoned industrial land and existing infrastructure in accordance with Strategic Policy 1. The proposal also accords with Strategic Policy 2 by locating development within an identified settlement where services and connections already exist, reducing the need for dispersed trips. This approach reflects the findings of the Employment Land Review 2025, which identifies a continuing need to safeguard and deliver industrial land to meet projected requirements of 44.18 hectares for industrial uses by 2041, and notes viability challenges that make speculative development less common, reinforcing the importance of utilising existing zoned sites.
7.2.3 In economic terms, the proposal would expand local storage capacity to meet demand from a diverse range of commercial sectors, including trades, retail back-of-house operations, event management, and small enterprises. This supports the objectives of Business Policy 1, which encourages the growth of employment opportunities where proposals accord with the Strategic Plan. While the operational model is largely unmanned and involves low staff numbers, the scheme contributes to the estate's functional efficiency and competitiveness, reinforcing its role as a key employment hub. This aligns with Strategic Policy 6 by sustaining economic activity on land zoned for industrial purposes and complements General Policy 2 by ensuring compatibility with surrounding uses. The ELR further highlights that the storage and distribution sector is a recognised component of industrial land demand, and that safeguarding such uses is critical to avoid displacement by non-employment activities.
7.2.4 Accordingly, the principle of development is acceptable and firmly supported by the development plan, subject to the satisfactory resolution of detailed matters relating to design and visual impact, biodiversity, highways and parking, and servicing, having regard to the wider criteria of GP2.
7.3 VISUAL IMPACT / IMAPCT ON WIDER ENVIRONMENT 7.3.1 The proposal adopts a functional, utilitarian form, comprising rows of standard shipping containers reaching approximately 5.3 metres in height. It is located within an established industrial estate characterised by large metal-clad buildings, hardstanding service areas, and
==== PAGE 11 ====
25/90580/B Page 11 of 16
perimeter treatments such as fencing and walls. Within this context, the proposed massing remains comfortably below or comparable to adjacent warehouse eaves, while the arrangement into three principal blocks helps to break down the overall bulk. This demonstrates a degree of contextual responsiveness in terms of siting, scale, and form, consistent with General Policy 2(b) and Strategic Policy 5, which seek development that respects its surroundings and contributes positively to the Island's built environment.
7.3.2 The external treatment of the containers retains their corrugated metal profile, a finish that aligns visually with the profiled cladding materials commonly found across the estate. Although the aesthetic is plainly utilitarian, it sits comfortably within the established industrial character and does not appear incongruous. This contextual fit is reinforced by the proposed landscape scheme, which introduces new hedge planting, four Field Maples, and pocket shrub beds at key frontages and junctions. While modest in scale, these elements provide effective visual softening and assist in integrating the development within its surroundings. In doing so, the scheme responds positively to General Policy 2(c) and (f), which seek to protect the character of the surrounding landscape and incorporate existing or new landscape features. However, the acceptability of the container form is contingent on its active use; if left redundant, the visual impact of stacked containers would detract from the estate's environmental coherence and regeneration objectives.
7.3.3 Building on the above assessment, it is recognised that while the stacked containers serve a defined operational need and are acceptable in active use, their appearance, reminiscent of container storage within shipyards, would not be appropriate for long-term retention if unused. In the context of the Balthane Industrial Estate, which is subject to Landscape Proposal 19 and Section 6.8 of the Area Plan for the South, the presence of inactive container stacks would undermine visual coherence and conflict with regeneration objectives. Accordingly, a condition is imposed requiring removal of the containers and restoration of the site should the approved use cease for a period exceeding 12 months. This ensures the approval remains tied to the specific storage need and prevents the accumulation of redundant structures that could harm the estate's environmental quality. The proposed landscaping also aligns with the objectives of Landscape Proposal 19 and Section 6.8, both of which emphasise enhancing visual coherence and environmental quality through thoughtful design interventions.
7.3.4 In addition to this safeguard, further design controls are necessary to ensure the development achieves the high-quality, functional design envisaged in policy. Conditions will secure a uniform, recessive colour treatment for the containers and fencing, alongside full implementation and maintenance of the landscaping scheme. These measures reflect the Department's broader objective, as set out in paragraphs 4.3.8 to 4.3.11 of the Strategic Plan, to promote architectural and environmental quality through contextually responsive design. While the proposal is clearly functional, it responds appropriately to its industrial context without resorting to excessive standardisation. Nonetheless, the inclusion of soft landscaping and colour control is essential to elevate the scheme beyond basic utility and ensure it contributes positively to the wider estate environment.
7.3.5 External lighting will be provided in accordance with a defined scheme and conditioned to minimise glare and light spill, thereby safeguarding visual amenity and maintaining consistency with the overall design approach. Subject to standard conditions, covering external colour and finish, prohibition of external storage, lighting design, and landscaping implementation, the visual and landscape impacts of the proposal are considered acceptable. The development complies with Strategic Policy 5 and General Policy 2(b), (c), and (f), and responds appropriately to the wider policy context that seeks to balance functional design with environmental quality and contextual sensitivity.
7.4 IMPACT ON ADJACENT PROPERTIES
==== PAGE 12 ====
25/90580/B Page 12 of 16
7.4.1 The surrounding context is industrial, with no nearby sensitive residential receptors. The proposed self-storage use is inherently low-intensity, involving infrequent and short-duration visits for loading and unloading. Activity will be dispersed across the day and contained within the compound. On this basis, the development is not expected to give rise to unacceptable effects in terms of noise, odour, light, or vibration, and therefore complies with Environment Policy 22 and General Policy 2(g).
7.4.2 Lighting will be controlled through an approved, sensitively designed lighting strategy incorporating downward-directed fittings and appropriate lux levels. No external working or storage is proposed beyond the containers themselves. Conditions restricting retail use, prohibiting external storage, and tying lighting to the approved scheme are proportionate safeguards to prevent amenity creep and ensure continued compliance with GP2(g) and EP22.
7.4.3 Given the industrial setting, modest building height, and the contained nature of operations, it is concluded that the proposal would not adversely affect the amenity or functioning of neighbouring plots. The development therefore accords with the relevant provisions of GP2(g) and EP22.
7.5 Highways & Parking (TP4, TP7, SP10, GP2(h)(i)) 7.5.1 The proposed development provides 21 marked parking bays to serve a gross floor area of 1,800.96 sqm, equating to a provision of one space per 85.75 sqm. This exceeds the Strategic Plan standard of one space per 100 sqm for storage and distribution, which would require 18 spaces, resulting in a modest oversupply of three bays. Given the low-intensity nature of self-storage use, characterised by infrequent, short-duration visits and minimal overlap in customer presence, this level of provision is considered not only sufficient but operationally robust.
7.5.2 While it is noted that the standard bay dimensions may not fully accommodate longer commercial vans, as illustrated by the overhang of the example vehicle shown on the submitted plan, this concern is diminished by the intermittent nature of use and the availability of informal manoeuvring space within the compound. The internal layout is sufficiently open to accommodate occasional overhang without compromising safety or circulation. On this basis, the parking provision is considered proportionate and consistent with General Policy 2(h) and Transport Policy 7, which require adequate parking and servicing arrangements appropriate to the development's function.
7.5.3 Access to the site is via an existing estate road, with entry controlled by a keypad- operated automatic gate. The internal layout has been revised to address earlier concerns raised by Highway Services, including the removal of through-traffic between container corridors, the introduction of removable bollards, and improved visibility at tight bends through ground markings and signage. These measures are considered sufficient to ensure safe and efficient vehicle movement within the site, in accordance with General Policy 2(i) and Transport Policy 4, which require development to avoid unacceptable impacts on road safety or traffic flows.
7.5.4 The proposal also aligns with Strategic Policy 10, which seeks to promote a more integrated and efficient transport network by minimising unnecessary journeys, avoiding adverse impacts on highway safety, and supporting appropriate access arrangements. While the nature of the use does not lend itself to public transport or active travel, the low trip generation and self-contained layout ensure that the development does not conflict with the policy's broader aims. The proposal also supports the Area Plan's Employment Recommendation 1, which encourages improvements to access and infrastructure within the Balthane Industrial Estate. Highway Services have confirmed that the revised layout and access arrangements raise no significant concerns. The development is therefore considered compliant with the relevant transport and access policies of the Strategic Plan and Area Plan.
==== PAGE 13 ====
25/90580/B Page 13 of 16
7.6 IMPACT ON BIODIVERSITY (SP4, EP4, EP5, GP2) 7.6.1 The application site previously supported hedgerows and scrub vegetation, which were cleared prior to submission. While this pre-clearance was noted by DEFA Ecosystem Policy Team as prejudicial to proper assessment, the revised scheme introduces a comprehensive landscaping plan, including mixed native hedgerows, four Field Maple trees, and 33 shrubs, alongside Ryegrass seeding for ground cover. These measures aim to restore ecological value and mitigate habitat loss, consistent with Environment Policy 4(c) and General Policy 2(d), which require developments to avoid adverse impacts on locally important habitats and landscape features.
7.6.2 In addition to landscaping, the proposal incorporates ecological enhancements such as bat and bird boxes, as shown on the approved drawings. External lighting will be implemented in accordance with the submitted lighting plan and conditioned to comply with Bat Conservation Trust and ILP Guidance Note 8/23 (2023), reducing potential disturbance to nocturnal species. These measures reflect the principles of Environment Policy 5, which seeks to minimise disturbance and provide mitigation where impacts occur, and align with Strategic Policy 4(b) by protecting the nature conservation value of the area.
7.6.3 Whilst Manx Wildlife Trust maintains an objection citing Strategic Policy 4 and broader biodiversity objectives, including references to the Climate Change Act 2021 and UNESCO Biosphere commitments, the statutory development plan remains the primary basis for decision-making. Under the Strategic Plan (2016) and Area Plan for the South (2013), proposals must be assessed against policies such as Strategic Policy 4, Environment Policies 4 and 5, and General Policy 2. Within this framework, the proposed mitigation measures, native landscaping, installation of wildlife boxes, and a sensitive lighting strategy, are considered proportionate and consistent with these policy requirements. DEFA has confirmed that, subject to conditions, the scheme is acceptable from an ecological perspective.
7.6.4 On balance, the proposal is considered to comply with Strategic Policy 4, Environment Policies 4 and 5, and General Policy 2, as it introduces proportionate mitigation measures including native landscaping, wildlife boxes, and a sensitive lighting strategy. These measures address the requirements of the development plan to protect and enhance nature conservation value and minimise ecological disturbance. DEFA Ecosystem Policy Team has confirmed that, subject to conditions securing these measures, the scheme is acceptable from an ecological perspective, ensuring biodiversity impacts are mitigated to an appropriate level. As such, applicable conditions would be imposed where necessary.
7.7 FLOOD RISK AND DRAINAGE 7.7.1 The site is not located within a designated flood risk area, and there are no recorded incidents of surface water flooding affecting the plot. The topography is relatively level with a gentle fall from northeast to southwest, which supports natural surface water runoff. However, the proposal will introduce a substantial increase in impermeable area compared to the previous condition, as the northern part of the site was formerly vegetated and only recently cleared. The creation of container bases, circulation routes, and 21 parking bays will significantly reduce infiltration potential. This change engages Environment Policy 10 and General Policy 2(l), which require development to avoid increasing flood risk and to provide adequate drainage arrangements.
7.7.2 Consultees have confirmed that the site can be appropriately managed with suitable safeguards. DOI Highways Drainage advises that existing levels will prevent runoff from discharging toward the public highway, while Manx Utilities' concerns regarding foul sewer protection have been resolved through agreed measures, including cured-in-place pipe (CIPP) lining and the installation of new manhole covers. These works will be delivered in collaboration with Manx Utilities' appointed contractor and incorporated into their existing programme, ensuring that the development does not compromise the operation or maintenance of existing sewer infrastructure.
==== PAGE 14 ====
25/90580/B Page 14 of 16
7.7.3 While no surface water drainage strategy has been submitted, professional advice from DOI Highways Drainage and Manx Utilities confirms that the site can be appropriately managed provided that suitable measures are secured. Given the scale of new hardstanding, it is necessary to impose a condition requiring a detailed drainage scheme demonstrating how surface water will be managed within the site without increasing flood risk elsewhere. Subject to this condition, and the implementation of the agreed foul sewer protection works, the development is considered acceptable in respect of flood risk and drainage. These safeguards will ensure that the proposal does not increase flood risk, maintains the integrity of existing infrastructure, and achieves full compliance with Environment Policy 10 and General Policy 2(l).
8.0 CONCLUSION 8.1 The proposal for a two-storey self-storage facility on land zoned for industrial use at Balthane Industrial Estate accords with the Strategic Plan (SP1, SP2, SP6, SP7) and the Area Plan for the South, which promote efficient use of safeguarded employment land within identified settlements. The scheme makes productive use of an under-utilised plot, supports economic activity, and is compatible with the established industrial context. Design and landscaping measures ensure visual integration in line with GP2(b), (c), (f) and Landscape Proposal 19, while highways and parking arrangements comply with TP4, TP7, SP10, and GP2(h)-(i). Drainage safeguards meet EP10 and GP2(l), and biodiversity impacts are mitigated through native planting, wildlife boxes, and lighting controls, satisfying SP4, EP4, and EP5. Subject to conditions securing these measures, the development is policy-compliant and acceptable, and as such is recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
__
==== PAGE 15 ====
25/90580/B Page 15 of 16
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 27.10.2025
Signed : Presenting Officer
Customer note
This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
==== PAGE 16 ====
25/90580/B Page 16 of 16
PLANNING COMMITTEE DECISION 27.10.2025
Application No. : 25/90580/B Applicant : Elliott Storage Proposal : Erection of two-storey self-storage facility of 122 storage containers Site Address : Land Adj. To Salt Barn Balthane Industrial Estate Ballasalla Isle Of Man IM9 2AF
Presenting Officer : Paul Visigah
Addendum to the Officer’s Report
The Planning Committee considered the application at its meeting on 27th October 2025 and agreed with the recommendation to approve the application subject to the officer's amendment to Condition 12.
The revised Condition 12 shall read:
Prior to the Units being brought into use, full details of the bin storage and recycling collection points shall be submitted to and approved in writing by the Department. The approved facilities shall be provided before first occupation and permanently retained thereafter solely for refuse and recycling storage.
Reason: To ensure adequate provision for waste storage in the interests of the appearance of the development and the amenities of the area, in accordance with Strategic Policy 5 and General Policy 2(b, c and g). __
Copyright in submitted documents remains with their authors. Request removal