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 minor amendments to the previously approved erection of 11 industrial units (PA 21/00294/B), specifically for Unit 02: relocating the main access door from left to right side, moving the pedestrian access from right to left corner, and altering the parking layout in front of Units 01 and 02, with no …
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The proposed alterations are considered relatively minor in nature and purely functional, with the mirroring change in fenestration posing no material visual impact in the context of the wider approve…
Strategic Policy 3 - To respect the character of our towns and villages
Spatial Policy 3 supports development in zoned areas like industrial estates. The officer assessed the minor amendments as compliant since they respect the industrial zoning and do not materially affect locality character.
Strategic Policy 5
Strategic Policy 5 relates to strategic employment land. Applied in the industrial estate context, the amendments to an approved scheme were found acceptable without prejudice to the wider development.
General Policy 2
Requires development to respect site/surroundings in scale, design, amenity, access, road safety, flooding and watercourses. The minor functional changes were tested against criteria (b),(c),(d),(g),(h),(i),(l) and found compliant with no adverse impacts.
Environment Policy 7
Protects watercourses from harm via risk assessment, pollution measures and 8m buffer. Existing approved drainage scheme remains unaltered; DEFA Fisheries confirmed no adverse effects.
Environment Policy 29
Requires consultation on Major Hazard Consultation Zones for health/safety. Site decommissioned with gases removed; no outstanding implications noted.
Environment Policy 26
Prohibits development on contaminated land risking health/watercourses. Former gas site decommissioned; no unacceptable risks identified.
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.
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. 19-110/700) 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 provided that there is no adverse effect on the adjacent watercourse
no objection subject to condition for the site layout to accord with Drawing No: 008.03 Rev B; amendments remain acceptable
Do not oppose
All consultees raised no objections to planning application 21/00914/B, with Highways recommending no objection subject to a condition that the site layout accords with Drawing No: 008.03 Rev B.
Highway Services Division
Conditional No ObjectionThe proposed changes are acceptable in highway terms, adding clarity for practical reasons.; Accordingly, Highway Services raise no objection subject to a condition for the site layout to accord with Drawing No: 008.03 Rev B.; Recommendation: DNOC
Conditions requested: site layout to accord with Drawing No: 008.03 Rev B
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following planning applications.; 21/00914/B Unit 02 (Block A) former Bulk Gas Storage Installation, Balthane Industrial Estate
DEFA Inland Fisheries Policy Manager
Conditional 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: provided that there is no adverse effect on the adjacent watercourse
Department of Infrastructure Flood Risk Management Division
No ObjectionFlood Risk Management Comment: DNO
HSWI
No CommentHSWI has no comments to make concerning the attached PAs (21/00912/B & 21/00914/B), the LPG installation formerly on this site has now been decommissioned.
Highway Services Division
No CommentHighways Development Control notes the additional information and has no further comments to make to those dated 18 August 2021.
