24 July 2023 · Delegated - Principal Planner (Jason Singleton)
Bulk Gas Storage Installation, Balthane Industrial Estate, Balthane, Ballasalla, Isle Of Man, IM9 2al
The proposal amends the previously approved scheme (PA 21/00294/B) for 11 industrial units by removing Units 05, 06, and 07, reorienting Unit 08 with additional access points and no mezzanine, and creating a compound for stationing, washing, and maintenance of rental motor vehicles plus secure parking for 40 customer/r…
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The officer assessed the amendments as 'relatively minor in nature' with 'minimal changes to the overall site layout', concluding they would not 'materially affect' the character and appearance of the…
General Policy 2
Requires development in zoned areas to respect site/surroundings in siting/layout/scale/design/landscaping, avoid adverse impacts on landscape/townscape, habitats/watercourses, amenities, highways, and flooding. Officer found compliance as amendments are minor, retain approved access, add landscaping for visual/biodiversity benefits, and impose conditions for parking/visibility/drainage with no material locality impact.
Strategic Policy 3 - To respect the character of our towns and villages
Cited in conclusion as complied with; supports appropriate industrial development in zoned areas like Balthane. Assessed as suitable given site's industrial zoning and minor amendments not prejudicing estate character.
Strategic Policy 5
Cited in conclusion; promotes economic development including industrial uses. Proposal aligns as amendment to approved industrial scheme in designated estate.
Environment Policy 7
Protects watercourses from harm via risk assessment, pollution measures, phased works, and 8m buffer. Amended drainage scheme and no-discharge conditions ensure no adverse impacts on adjacent Ronaldsburn; wastewater tank avoids direct discharge.
Environment Policy 29
Requires consultation with Health and Safety at Work Inspectorate for Major Hazard consultation zones; public safety overriding. Site in Balthane hazard zone but no issues raised, implying acceptability post-consultation.
Environment Policy 26
Prohibits development on/near contaminated land unless no unacceptable risk to health/property/watercourses. Former bulk gas site noted but no contamination issues identified, supporting remediation for beneficial industrial use.
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 the drawing referenced 1273-010.05 RevA 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. 19-110.50 RevB) 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 surface water discharge to watercourse
For the avoidance of doubt, no discharge of surface water from the site into the Ronaldsburn watercourse is permitted during the construction phase of the development, with no surface water discharge into the Ronaldsburn watercourse permitted in respect of the operation of the valeting business in perpetuity. Reason: To ensure that there are no adverse impacts on the Ronaldsburn watercourse.
no objection
no objection subject to conditions for site layout and restriction on storage for up to 40 vehicles
do not oppose
Highways, Manx National Heritage, Malew Parish Commissioners, and Flood Risk Management all raised no objections to application 21/00913/B, with Highways recommending conditions on site layout and vehicle storage, and MNH requesting hedgerow works outside nesting season if removed.
Key concern: potential amenity issues from vehicle storage shunting and lighting
Department of Infrastructure Highways
Conditional No ObjectionAccordingly, Highway Services raise no objection subject to conditions for the site layout to accord with Drawing No: 010.03 Rev B, and restriction on storage for up to 40 vehicles.; Recommendation: DNOC; 5 x 2.5m is the recommended size in the Manual for Manx Roads.
Conditions requested: site layout to accord with Drawing No: 010.03 Rev B; restriction on storage for up to 40 vehicles
Manx National Heritage
Conditional No ObjectionAll birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: If the hedge is to be removed we request that works are undertaken outside the summer months from the beginning of April to the end of August; Works to the hedges would ideally take place outside the nesting season and any works taking place at any time must only commence once a check for nesting birds has been undertaken
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following planning applications.; 21/00913/B Units 05,06,07 and 08 (Block C) former Bulk Gas Storage Installation, Balthane Industrial Estate.
Department of Infrastructure Flood Risk Management Division
No ObjectionComment: DNO
