9 May 2023 · Delegated - Principal Planner (Jason Singleton)
Bulk Gas Storage Installation, Balthane Industrial Estate, Balthane, Ballasalla, Isle Of Man, IM9 2al
The proposal seeks permission for amendments to the previously approved scheme (PA 21/00294/B) for 11 industrial units, specifically affecting Unit 04 on the former Bulk Gas Storage site within Balthane Industrial Estate.
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The officer concluded that 'the proposed development is considered to be minor in nature and such that the character and appearance of the immediate locality would not be materially affected, whilst i…
Strategic Policy 3 - To respect the character of our towns and villages
Spatial Policy 3 supports development in line with zoning; the site is zoned industrial in the Area Plan for the South, and amendments were minor with no material impact on locality character.
Strategic Policy 5
Strategic Policy 5 relates to economic/employment development; industrial uses are directed to Balthane under Employment Proposal 1, and the amendments support this without prejudice.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, avoid adverse impacts on landscape, habitats, amenity, highways, flooding; officer found compliance as changes minor, visual impact negligible, landscaping enhanced biodiversity, highways/drainage protected.
Environment Policy 7
Protects watercourses via risk assessment, pollution measures, phasing, 8m buffer; existing approved drainage scheme unaffected, no works within 8m, consultees confirmed no adverse effects.
Environment Policy 29
Requires consultation with Health and Safety at Work Inspectorate in Major Hazard Consultation Zones; site decommissioned with gases removed, no outstanding implications.
Environment Policy 26
Prohibits development on contaminated land unless no unacceptable risk; former Bulk Gas site noted, but decommissioning addressed risks to health/property/watercourses.
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.
Landscaping scheme
Prior to the occupation of the development, the hard and soft landscaping works detailed on drawings referenced 1273-009.05 RevB and 1273-009.06 RevC shall be carried out in accordance with the approved works. Any trees or plants which within a period of five years from the date of planting die are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of species and size first approved in writing by the Department. All hard landscaping shall be permanently retained. Reason: To ensure the provision of appropriate landscape setting for the development.
Vehicle parking and turning
The development hereby approved shall not be occupied or operated until the vehicle parking and turning areas have been provided in accordance with approved plans and the parking and turning areas shall thereafter be kept available for the parking and turning of vehicles associated with the development. Reason: In the interests of highway safety.
Visibility splays
There shall be no obstruction to visibility splays higher than 1.05m above adjoining road level forward of a line drawn 2m back from the nearside carriageway edge at the centreline of the access extending 36m in each direction. Such visibility splays shall be provided before the construction of the buildings hereby approved is commenced and shall be permanently maintained free of obstruction thereafter. Reason: In the interests of highway safety.
Primary Drainage Scheme
The development hereby approved shall not be occupied or operated until the Primary Drainage Scheme has been provided in accordance with the approved plans (Drawing No. 19-110/710) and shall be permanently retained thereafter and solely for the purpose of surface water drainage. Reason: To ensure that there are no adverse impacts on the Ronaldsburn watercourse.
no objection
no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse
no objection subject to condition for the site layout to accord with approved drawing; amendments remain acceptable
Do not oppose
glad to see a greater area dedicated to soft landscaping, which will be beneficial to local biodiversity; recommend removing Stipa Tenuissima from planting list
storage facility has been decommissioned and flammable gases removed; no longer needs to be consulted
All consultees raised no objections to the proposed industrial unit amendment, with Highways recommending conditions on site layout and cycle parking, and the Ecosystem Policy Officer requesting removal of a specific plant from the landscaping scheme.
Key concern: Stipa tenuissima has invasive tendencies
Department of Infrastructure Highways Development Control
Conditional No ObjectionHighway Services raise no objection subject to condition for the site layout to accord with Drawing No: 009.03 Rev A; Recommendation: DNOC
Conditions requested: site layout to accord with Drawing No: 009.03 Rev A
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following planning applications. 21/00912/B
DEFA Ecosystem Policy Officer
Conditional No Objectionprior to adoption we recommend that Stipa tenuissima is removed from the planting list because, though not listed as an invasive in the Isle of Man, this plant has quite invasive tendencies
Conditions requested: Stipa tenuissima is removed from the planting list
DEFA Inland Fisheries Policy Manager
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse
Conditions requested: no adverse effect on the adjacent watercourse
Department of Infrastructure Flood Risk Management Division
No ObjectionDNO
DEFA Head of Health and Safety
No Commentthe Health and Safety at Work Inspectorate no longer needs to be consulted in this respect
DEFA Head of Health and Safety
No CommentHSWI has no comments to make concerning the attached PAs (21/00912/B & 21/00914/B)
Department of Infrastructure Highways Development Control
Conditional No Objectionrequest condition for the site layout to accord with Drawing 009.03 Rev B
Conditions requested: site layout to accord with Drawing 009.03 Rev B
Department of Infrastructure Highways Development Control
Conditional No Objectionwould be content for a planning condition for further cycle parking which was not mentioned in the previous response dated 5 April 2023, but was highlighted in the response dated 18 August 2021
Conditions requested: planning condition for further cycle parking
