7 June 2021 · Delegated - Head of Development Management (Stephen Butler)
Land Off, Harcourt Drive, Balthane, Ballasalla, Isle Of Man, IM9 2af
The proposal involves building a single block of six identical industrial units, each 18m x 11m with a floor area totalling 1188 sqm, steel portal frame construction, anthracite grey composite panel cladding, pitched roof at 5.2m eaves and 7.2m ridge height, roller shutter doors and glazed front elevations.
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The officer determined the principle of industrial development acceptable as the site is zoned for industrial use under the Area Plan for the South (Employment Proposal 2, Landscape Proposal 19), alig…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not adversely affect landscape/townscape/amenity/residents, provide safe access/parking, and avoid highway impacts. Officer found compliance via functional design fitting industrial estate, tree retention/new planting, no overlooking/overbearing on neighbours (22.3m/6m separations), and 38 spaces exceeding standards.
Strategic Policy 6 - Major employment-generating development
Locates major employment development in zoned centres per Area Plans. Site's industrial zoning and proximity to employment areas (South region) with transport links satisfied this for general industrial/storage uses.
Transport Policy 7
Requires parking per standards (1/50sqm general industrial, 1/100sqm storage). 38 spaces exceeded needs for 1188sqm (24 max for industrial), with DOI Highways approval for access/pedestrian links.
Strategic Policy 7
Protects zoned industrial land for such uses unless incompatible. Proposal matched zoning without retail/office, restricted by condition to Classes 2.3/2.4.
Strategic Policy 10
Promotes integrated transport minimising car journeys, ensuring highway safety and pedestrian encouragement. Access via Harcourt Drive, footpaths to A5, and parking deemed safe by Highways.
Business Policy 1
Encourages employment growth per Plan policies. Industrial units on zoned land near labour supported job opportunities.
Business Policy 2
Designates industrial land considering scale, transport, labour proximity, utilities. Site met criteria in established estate.
Business Policy 5
Limits zoned industrial land to industrial/storage, no retailing except exceptions. Condition restricted to general industrial (2.3)/storage (2.4), no retail/office.
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.
Highways and pedestrian provision
The development hereby approved shall not be occupied or operated until the pedestrian and vehicle arrangements, and pedestrian link to Douglas Road have been provided in accordance with the approved plans (SM21/535/2 Rev A 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 off-street parking and turning of vehicles, and pedestrian movements in the interests of highway safety.
Landscaping implementation
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 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 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 for pedestrian and vehicle arrangements per Drawing No: SM21/535/2 Rev A, and pedestrian link to Douglas Road per SM21/535/3. Recommended electric vehicle charging points.
No objection after correction of 9m watercourse error.
Content with landscaping and site works plans including tree, ground cover and shrub planting and protective fencing details, secured by condition.
No objection.
Multiple consultees including Manx National Heritage, Highways, Malew Parish Commissioners, DEFA Fisheries, DEFA Ecosystems Policy, and Flood Risk Management responded with no objections to application 21/00416/B, subject to specific conditions on bird nesting checks, landscaping, bicycle parking, and pollution prevention.
Key concern: potential for nesting birds in screening trees
Manx National Heritage
Conditional No ObjectionThere is no supporting information to clarify that the trees are to remain or be removed.; All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: Works on the trees would ideally take place outside the nesting season; any works taking place at any time must only commence once a check for nesting birds has been undertaken
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; electric vehicle charging points should be considered to aid low emission objectives
Conditions requested: conditions to allow pedestrian and vehicle arrangements to accord with Drawing No: SM21/535/2 Rev A; details of bicycle parking to be provided
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following Planning Applications.; 21/00416/B Land off Harcourt Drive, Balthane Erection of 6 industrial units/commercial/storage units with associated roads, footpaths and vehicle parking
DEFA Inland Fisheries
Conditional No ObjectionDEFA Fisheries have no concerns in relation to this development from a fisheries perspective.
Conditions requested: precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river through surface run off drains
DEFA Ecosystems Policy
Conditional No Objectionthe Ecosystem Policy Team are content with the details contained within the Landscaping and Site works plans
Conditions requested: landscaping and Site works plans including tree, ground cover and shrub planting and the protective fencing details secured as a condition of approval
Department of Infrastructure Flood Risk Management Division
No ObjectionDNO; Do not oppose
