16 December 2025 · Delegated - Principal Planner (A MORGAN, Interim Director of Planning and Building Control)
Balthane Park, Balthane Industrial Estate, Balthane, Ballasalla, Isle Of Man, IM9 2ax
The proposal involves constructing two blocks of 26 small industrial units (Classes 2.3 general industrial and 2.4 storage/distribution) with a total floor area of 2113 sq.m on a 0.6 ha vacant site between the Balthane Park access road and the new Ballasalla by-pass.
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The officer concluded the proposal was acceptable in principle as the site is partly within 'Industry/business park' designation and Site 3 of the Area Plan for the South (APS), which supports industr…
General Policy 2
Requires assessment of siting/layout/scale/design/landscaping (b/c), amenity/privacy/light (g), highway safety/traffic/parking (h/i). Officer found compliant: proportionate scale echoing adjacent units, 1.5m wall/buffer mitigates views, 50m separation protects amenity, TA demonstrates safe access/parking exceeding standards.
Strategic Policy 6 - Major employment-generating development
Directs major employment to zoned land. Site in industry designation/Site 3; proposal offers employment opportunities adjacent to existing units, integrated with transport network.
Business Policy 1
Encourages employment growth on zoned land per Employment Land Review. Supported as extension of Balthane Park providing small units in demand.
Environment Policy 22
Protects from noise/light pollution. Acceptable given distances/uses; conditions limit hours (Mon-Sat), noise (50dB day/45dB night), lighting.
Transport Policy 1
Promotes proximity to public transport. Site accessible to bus stops (240-300m), cycle routes; Travel Plan promotes sustainable modes.
Transport Policy 4
Ensures safe accommodation of traffic. TA/RSA confirm adequate visibility/tracking/parking; conditions for splays/DYLs.
Transport Policy 7
Requires standards in Appendix 7 (1/50sq.m industrial). 57 spaces provided for 2113sq.m; no mezzanine condition protects provision.
Strategic Policy 4b
Protects landscape/biodiversity. Buffer planting, bat/bird boxes mitigate; Ecosystems no objection.
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.
Use classes 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.
Operating hours
The buildings shall be used only from Monday to Saturdays inclusive and no business shall be carried out therein on Sundays or Bank Holidays unless otherwise agreed in writing with the Planning Authority. REASON: To safeguard the character of the area.
Noise limits
Noise levels from any plant, processes or equipment at the proposed industrial development measured at neighbouring residential premises including gardens, between the hours of 0700 - 2000 hrs (day-time) shall not exceed 50 dB LAeq, 1 hour; and noise levels from any plant, processes or equipment at the proposed industrial development measured at the external facade of neighbouring residential premises, between the hours of 2000 - 0700 hrs (night-time) shall not exceed 45 dB LAeq, 5 minute. REASON: To safeguard the residential amenity of the neighbouring properties.
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.
Double yellow lines
Prior to the occupation of any units hereby approved, double yellow line road marking shall extend into the bellmouth to each communal courtyard to prevent any parking or blocking of pedestrian crossing points, or reducing visibility splays. REASON: In the interest of Highway Safety.
Secure gates
The timber access gates as shown on drawing BSA_APL_370, shall be locked and secured from entry from public access and may only be used for maintenance purposes when accessing the landscaped areas. REASON: To prevent any unauthorised access to the landscaped areas and the bypass.
Bat and bird boxes
The proposed Bird and Bat Boxes shall be erected as per the Bat and Bird Box positions Drawing (BSA_APL_353 P1) prior to the occupation of the units. REASON: To ensure appropriate ecology mitigation measures.
Lighting plan
No external lighting is hereby approved, unless a sensitive lighting plan, following best practice as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to the Department and approved in writing. REASON: To prevent any harm to the Environment.
No Objection
No objection subject to conditions for bird/bat boxes and sensitive lighting
Site layout, parking and TA acceptable; objection withdrawn once double yellow lines confirmed on plans
Highway Services Division (HDC) initially had concerns but confirmed no opposition after the applicant clarified that double yellow lines are indicated on the submitted site plan.
Highway Services Division
No Objectionthe submitted site plan shows double yellow lines and as such HDC do not oppose.; That is fine if double yellow lines is shown on one of the plans and HDC would now not oppose the application
