30 October 2025 · Planning Committee
Insituform Technology Ltd, Balthane Industrial Estate, Balthane, Ballasalla, Isle Of Man, IM9 2ag
The proposal involves stacking 122 shipping containers over two storeys to form a self-storage facility with a total gross floor area of approximately 1800.96 sqm and maximum height of 5.3m, arranged in three blocks with internal corridors, external staircases, 21 parking spaces, and controlled access via keypad gate.
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The development was approved because it accords with the statutory development plan by delivering an employment-related self-storage use on land specifically zoned for industrial purposes in Balthane …
Strategic Policy 1
Requires efficient use of land; officer assessed the proposal as making productive use of under-utilised industrial-zoned land in settlement, reducing development pressure elsewhere.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises development in settlements like Ballasalla; site within identified industrial area confirmed compliant.
Spatial Policy 5
Requires good design; recessive colouring, fencing matching adjacent, and landscaping mitigate impact in industrial context.
Strategic Policy 6 - Major employment-generating development
Directs employment uses to zoned sites; self-storage supports economic activity on industrial land.
Strategic Policy 7
Protects industrial zoning; compatible storage use retained via use condition excluding retail/nuisance activities.
General Policy 2
Overarching policy on amenity, design, highways etc.; specific sub-clauses (b,c,d,f,g,h,i,l) tested on visual integration, biodiversity, access/parking, drainage – all met via design, conditions, low trips.
Strategic Policy 4
Protects biodiversity; initial concerns from clearance overruled by mitigation including native planting, boxes, lighting.
Environment Policy 4
Requires no adverse impacts on habitats/species; landscaping restores value post-clearance, DEFA satisfied with conditions.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Minimises disturbance; lighting and boxes mitigate for bats/birds.
Transport Policy 4
Safe highways design; revised layout/bollards/markings ensure safe circulation.
Transport Policy 7
Adequate parking; 21 spaces exceed needs for low-intensity use.
Environment Policy 10 - Development and flood risk
Manage drainage/flood risk; conditioned scheme required despite no flood zone.
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.
Materials and colouring
The storage containers hereby approved shall be finished in a uniform recessive colour (e.g. dark green or grey) and shall retain their corrugated metal profile. The perimeter fencing shall be coloured dark green (similar to the adjoining fencing on the southeastern boundary of the broader site area) and retained as such thereafter. Reason: To ensure visual integration with the industrial context and to comply with Strategic Policy 5 and General Policy 2(b) and (f).
Landscaping scheme
The landscaping scheme shown on the approved plans, including the planting of 33 shrubs, 4 Field Maple trees, and the formation of a mixed native hedge, shall be implemented in full prior to first use of the development and maintained thereafter. Any trees, hedging, or shrubs planted as part of the scheme that die, are removed, or, in the opinion of the Department, become seriously damaged or diseased within five years of planting shall be replaced as is reasonably practicable or in the next planting season with species of similar size, type, and number, unless otherwise agreed in writing by the Department. Reason: To mitigate visual impact, enhance biodiversity, and comply with Environment Policy 4 and General Policy 2(d).
Lighting
No external lighting shall be installed unless in full accordance with the approved lighting plans DWG 107 Rev A (Ground Floor Lighting Plan) and DWG 108 Rev A (First Floor Lighting Plan), submitted on 21 August 2025. The lighting shall be installed prior to first use of the development and retained as such thereafter. All lighting shall comply with the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 (2023). Reason: To avoid and mitigate ecological impacts, safeguard visual amenity, and ensure compliance with Environment Policy 5 and General Policy 2(g).
Bird and bat mitigation
Prior to the first use of the development hereby approved, the bird and bat mitigation measures shall be fully implemented in accordance with the approved plans DWG 103 Rev B (Front & Rear Elevation), DWG 104 Rev B (Northwest Elevation), and DWG 105 Rev B (Southeast Elevation), all dated 21 August 2025. The bat and bird boxes shall be retained thereafter and maintained in good condition. Reason: To ensure adequate safeguards for ecological species and to enhance biodiversity in accordance with Strategic Policy 4 and Environment Policies 4 and 5.
Use restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019, the use hereby approved shall be limited to self-storage only. No retailing, skip transfer, or storage of dangerous goods, coal, or other nuisance-generating materials shall take place. Reason: For the avoidance of doubt and to ensure compatibility with surrounding uses in accordance with General Policy 2(g) and Strategic Policy 7.
No external storage
No items of machinery, equipment, or other goods shall be stored outside of the approved containers. Reason: To safeguard visual amenity and prevent operational creep in accordance with General Policy 2(f).
Removal if discontinued
In the event that the development hereby approved are not used or required for storage purposes for a period exceeding 12 months, the storage containers hereby approved shall be removed and the ground restored to its former condition within 18 months of its last use. Reason: This approval has been exceptionally approved solely to meet the storage need and its subsequent retention if left abandoned could result in an unwarranted visual impact.
Access and parking
Prior to the first use of the development, the access, visibility splays, and all parking and turning areas shall be provided in accordance with the approved plans (Drawing No. 101 Rev C). Once provided, these areas shall be permanently retained for their intended purpose. The 21 parking spaces shown on the approved Site Plan shall be kept available for customer parking associated with the approved use at all times and shall not be used for overnight vehicle storage (defined as between 22:00 and 06:00) or for any other purpose. Reason: To ensure the provision and retention of adequate access, parking and turning facilities in the interests of road safety and operational efficiency, in accordance with Transport Policy 7 and General Policy 2(h).
Bollards and markings
Prior to the first use of the development, a detailed scheme for the design, specification, and layout of removable bollards and ground markings to prevent vehicular access to container corridors and to guide safe vehicle movement shall be submitted to and approved in writing by the Department. The approved measures shall be installed in the positions shown on the approved plans (Drawing No. 101 Rev C) prior to first use and shall thereafter be retained and maintained in good condition for the lifetime of the development. Reason: To ensure safe internal circulation and compliance with Transport Policy 4 and General Policy 2(i).
Surface water drainage
No above ground floor development shall commence until a detailed surface water drainage scheme has been submitted to and approved in writing by the Department. The scheme shall demonstrate how surface water will be managed within the site without increasing flood risk elsewhere. The approved drainage scheme shall be implemented in full prior to the first use of the development and shall thereafter be retained and maintained in accordance with the approved details. Reason: To ensure appropriate drainage and compliance with Environment Policy 10 and General Policy 2(l).
Bin storage
Prior to the Units being brought into use, full details of the bin storage and recycling collection points shall be submitted to and approved in writing by the Department. The approved facilities shall be provided before first occupation and permanently retained thereafter solely for refuse and recycling storage. Reason: To ensure adequate provision for waste storage in the interests of the appearance of the development and the amenities of the area, in accordance with Strategic Policy 5 and General Policy 2(b, c and g).
no objection after amendments addressed trip data, layout revisions, parking, and visibility
no objection
no objection after agreements on sewer protection including CIPP lining
no objection; existing levels prevent discharge to highway
content with details subject to conditions on lighting, landscaping, bat/bird boxes
Highways requests additional information on parking demand, walkway design, visibility, and internal circulation before completing assessment. Manx Utilities raises concerns about impact on public sewers and manholes not shown on plans.
Key concern: impact on public sewers and manholes from containers and access road
Department of Infrastructure Highways Development Control
Highways request that an assessment of the two previously approved sites is provided.; Highways request clarification with the elevations on how the suspended walkway is supported and if there is natural prevention of vehicle passage through construction.; There may be a requirement to change the type of fencing/boundary feature provided between CP5 and unit 72 in order for visibility of oncoming vehicles to be achieved.; Recommendation: Request additional information/revisions.
Manx Utilities
Manx Utilities have reviewed the above application and have concerns over the potential impact the location of the containers and any new access road will have on the existing public sewers and manholes within the site.; MU require further details from the applicant to demonstrate that the public sewerage infrastructure will not be affected and confirmation regarding access to the site in the event of any blockages.
