24 January 2024 · Head of Development Management (Stephen Butler)
Building F, Freeport, Balthane, Ballasalla, Isle Of Man, IM9 2ap
Astrea Bioseparations Limited applied to alter and extend their warehouse unit at The Freeport industrial estate, add 14 parking spaces (including 2 disabled), and change the use to a bio-manufacturing facility, expanding their adjacent operations in Units 1, 2, 2A and 2B.
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The officer concluded the proposal complies with General Policies of the Isle of Man Strategic Plan 2016 and has no adverse impact on public or private amenities.
General Policy 2
Requires development in zoning to respect site/surroundings in siting, scale, design; not adversely affect character, amenities, highways, or safety; provide parking/servicing. Officer assessed proposal against all criteria (a)-(n), finding compliance: compatible use in industrial area, minimal visual change, adequate parking despite shortfall justified by context, no amenity/highway impacts.
Business Policy 1
Encourages growth of employment opportunities if according with policies. Officer noted bio-manufacturing as employment-generating expansion in zoned area, compatible with existing operations.
Business Policy 5
Permits industrial uses on zoned land, restricts retailing except in specific cases. Proposal is industrial bio-manufacturing, not retailing, so permitted.
Transport Policy 7
Requires parking per standards (1 per 30sqm light industrial). Proposal provides 14 spaces for 1032sqm (needs 34), but accepted due to Highway Services no objection, existing under-provision, bus proximity.
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.
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 plan (PA/02). 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. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
no objection
no significant negative impact upon highway safety, network functionality and/or parking
Highway Services HDC has no objection to the application with no significant negative highway impacts identified. Malew Parish Commissioners have no objections. DOI Highways Drainage recommends demonstrating compliance with drainage requirements to avoid contravening highway legislation.
Key concern: surface water runoff onto public highway contravening Section 58 of the Highway Act 1986
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.
Malew Parish Commissioners
No ObjectionI can confirm that Malew Parish Commissioners have no objections to the following Planning Applications.; 23/01385/B Unit 4, The Freeport Ballasalla Alterations, extension, formation of car parking spaces and change of use from warehouse to a bio-manufacturing facility
DOI Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: The client should be aware off the clauses above and demonstrate compliance?
Conditions requested: The client should be aware off the clauses above and demonstrate compliance
