31 March 2025 · Delegated - Head of Development Management (Stephen Butler)
Building F, Freeport, Balthane, Ballasalla, Isle Of Man, IM9 2ap
Freeport Properties applied to build a new modular steel-framed commercial building of 992 square metres on a vacant parcel of land opposite the existing Astrea bio-manufacturing facility in the Freeport industrial estate.
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The officer assessed the principle of development as compliant with Business Policies 1 and 5, as it provides a light industrial/research & development building (Use Class 2.2) on land zoned 'Freeport…
General Policy 2
Requires development in zoned areas to respect site/surroundings in siting, scale, design, landscaping; not harm visual amenity, ecology, highways, flooding. Officer found proposal complies as building matches industrial setting, hidden by planting, no public visibility harm, parking/turning adequate, drainage controlled.
Business Policy 1
Encourages growth of employment opportunities if according with policies. Officer noted expansion of established bio-manufacturing business generates employment in zoned industrial area.
Business Policy 5
Permits industrial development on zoned land. Officer confirmed light industry/research & development use appropriate, restricted by condition to Use Class 2.2.
Environment Policy 4
Prohibits development harming protected species/habitats. Fungus survey accepted despite no site visit by ecologist; conditions on lighting/landscaping mitigate impacts.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Attenuation tank and 1.1l/s discharge accepted by Manx Utilities, no increased flood risk.
Transport Policy 7
Requires parking per standards (1 per 30 sqm light industrial). Shortfall noted (17 vs ~33 spaces) but accepted due to no highway objection and site context.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
The development hereby approved shall be undertaken in full accordance with the approved materials and finishes detailed in drwg. no. 23/3211/04.
Landscaping scheme
The development hereby permitted shall not be occupied or first brought into use until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of the retention of existing landscaping and new planting showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the building, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Surface water drainage
The use of the building hereby permitted shall not commence until the surface water drainage system has been fully installed and is operational, in accordance with approved drawing no. AX0544/01A and the Drainage Strategy Technical Note dated 28 January 2025. The surface water drainage system shall be retained as such thereafter.
External lighting
No external lighting may be installed without the prior consent of the Department in writing.
Use class restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the building hereby permitted shall not be used other than for Use Class 2.2 (Light industry and Research & Development) and for no other purpose without the prior grant of planning permission.
Supports the application
No significant negative impact upon highway safety, network functionality and/or parking as the units will be used by one company and proposed parking and turning of vehicles can be managed efficiently and safely on the site, subject to condition
No objection
Happy with the drainage design and do not object
Highway Services HDC does not oppose application 24/91153/B subject to a condition for parking and turning areas prior to first occupation; Ecosystem Policy Officer requests specific ecological conditions including habitat and lighting plans.
Highway Services HDC
Conditional 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 units will be used by one company and proposed parking and turning of vehicles can be managed efficiently and safely on the site, subject to the proposed parking and vehicle turning areas being implemented before first occupation of the units via a condition on permission (for safe vehicular movements and parking).
Conditions requested: proposed parking and vehicle turning areas being implemented before first occupation of the units via a condition on permission (for safe vehicular movements and parking)
Ecosystem Policy Team
Conditional No ObjectionNo works to commence unless a habitat protection plan has been submitted to Planning and approved in writing.; No external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.
Conditions requested: landscape and planting plan, written by a suitably qualified ecological consultancy, has been submitted to planning and approved in writing; habitat protection plan has been submitted to Planning and approved in writing; sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing
