12 May 2021 · Planning Committee
Land Off, Harcourt Drive, Balthane, Ballasalla, Isle Of Man, IM9 2af
The proposal involves building a single block of eight identical industrial units, each 18m x 11m with a pitched roof reaching 7.2m at the ridge and 5.2m at eaves, clad in anthracite grey composite panels, including roller shutter doors, glazed fronts, and WCs.
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The site is zoned for industrial use in the Area Plan for the South, aligning with Employment Proposal 2, Landscape Proposal 19, Strategic Policy 6 (locating employment development on zoned land), Str…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not harm landscape/townscape/amenity/road safety, provide parking/access, retain topography/trees. Assessed compliant due to functional design fitting industrial estate, adequate separations to neighbours, landscaping retaining trees/adding natives, 37 parking spaces exceeding standards.
Strategic Policy 6 - Major employment-generating development
Major employment development on zoned land in Area Plans. Site zoned industrial, near labour sources and transport, supports employment opportunities.
Transport Policy 7
Parking per standards: 1/50m² general industrial (32 needed for 1584m²), 1/100m² storage (16 needed); 37 provided exceeds both. Access via Harcourt Drive acceptable.
Strategic Policy 7
Retain zoned industrial land for such uses. Proposal matches zoning.
Business Policy 1
Encourage employment growth per Plan policies. Aligns with industrial zoning.
Business Policy 2
Designate industrial land considering scale/transport/labour/utilities. Site appropriate in Balthane estate.
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.
No mezzanine floor
Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floor shall be constructed without a further application for planning approval being submitted and approved. Reason: the parking provision is considered acceptable on the basis of the floor area of the proposed units as shown in the submitted plans and on only one floor of accommodation per unit.
Cycle parking, pedestrian and vehicle arrangements
The development hereby approved shall not be occupied or operated until the cycle parking, pedestrian and vehicle arrangements have been provided in accordance with the approved plans (101 Rev 0 and SM21/535/3). Such areas shall remain free from obstruction thereafter and remain available to the users of the corresponding industrial unit. Reason: To ensure that sufficient provision is made for cycle storage, off-street parking and turning of vehicles in the interests of highway safety.
Landscaping scheme
All planting, seeding or turfing comprised in the approved details of landscaping (SM21/535/3) must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the units, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
Use 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 units hereby approved shall only be used for General industrial (Class 2.3) and/or Storage/distribution (Class 2.4) and for no other purpose at any time. Reason: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.
support subject to conditions on pedestrian/vehicle arrangements (Drawing 101 Rev 0), cycle parking/pedestrian link (SM21/535/3), and consideration of electric vehicle charging points
happy with landscape proposals as shown in Landscape/Site Works Plan (SM21/535/3), request secured by condition
no objection subject to conditions on surface water discharge, connection to public sewers, and compliance with Sewerage Act 1999
no objection
All consultees raised no objections to planning application 21/00220/B, with Manx Utilities and Highways Services specifying conditions related to drainage and highway arrangements, while others confirmed no concerns.
Manx Utilities
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of Manx Utilities and the Sewerage Act 1999.; The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of “Manx Sewers for Adoption”, any necessary CCTV surveys are to be carried out at the developer’s expense.; “The applicant is advised to enter into a section 8 adoption agreement with MU if they wish for the proposed drainage to be publically adopted”.; surface water attenuation has to be agreed with Manx Utilities prior to works commencing on site.; In accordance with the Sewerage Act 1999, 8 communication fees of £1500.00 each will be payable to Manx Utilities Authority in respect each property being connected (directly or indirectly) to the public drainage system.
Highway Services Division
Conditional No ObjectionThe proposal is unlikely to raise significant highway safety or network efficiency issues. Accordingly, Highway Services raise no objection subject to conditions
Conditions requested: conditions to allow pedestrian and vehicle arrangements to accord with Drawing No: 101 Rev 0 and cycle parking and pedestrian link to bus stop to Drawing No: SM21/535/3
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following Planning Applications.
Head of Health and Safety
No Objectionthe hazardous site in this location has been decommissioned and should no longer be a concern to HSWI
Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team can confirm that we are happy with the landscape proposals as shown in the Landscape/Site Works Plan and ask that this is secured as condition of approval.
Conditions requested: landscape proposals as shown in the Landscape/Site Works Plan ... secured as condition of approval
