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Development of 26 Small Industrial/Storage Units in 2 Blocks, Balthane Park, Ballasalla
Dandara Commercial Limited, Isle of Man Buisness Park, Cooil Road, Braddan, Isle of Man IM2 2SA
Appendix 1
The Approval Notices for PAs 23/00168/B & 23/10099/AIR
Dandara Commercial Limited Dandara Group Head Office IoM Business Park, Cooil Road Braddan IM2 2SA
TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019
In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Dandara Commercial Limited, Ref 23/00168/B, for the Erection of 45 industrial/storage & distribution units in four separate blocks at Vacant Land Between Balthane Park Industrial Estate And New By-Pass Road Douglas Road Ballasalla Isle Of Man .
Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).
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.
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.
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.
REASON: To ensure that sufficient provision is made for off-street parking and turning of vehicles, and pedestrian movements in the interests of highway safety.
REASON: In order to ensure that adequate drainage/flood control measures/facilities are provided, and retained, in the interests of the amenity of the area.
REASON: In the interests of the character and appearance of the site and surrounding area.
This decision relates to drawings received on 10 February 2023, referenced; APL_300 location plan APL_305 P1 site as existing APL_310 P4 site plan as proposed
NOTE The new accesses and footway works will require a separate permission from Highways under a s109(A) Highway Agreement with a S4 for the adoption of the proposed footway after grant of any planning consent.
This decision has been made for the following reasons(s) The development complies with Employment Proposal 1, and Landscape Proposal 19 of the Area Plan for the South, and with General Policy 2, Strategic Policy 6, Strategic Policy 10, Business Policies 1 & 5 and Transport Policy 7 of the Strategic Plan.
Date of Issue: 25th August 2023
J CHANCE Director of Planning and Building Control
This decision was made by the Planning Committee in accordance with the authority delegated to it.
This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.
A copy of the Officer’s report and any correspondence which led to the assessment and decision is available to view on the Government’s website (via Online Services www.gov.im/Viewapplications) or at the Department’s offices Murray House, Mount Havelock, Douglas.
Implementation The decision does not become final until either
Development must progress in accordance with the plans approved under, and any conditions attached to this approval (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.
Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.
Appeal Any appeal must be in writing and submitted to the Department within 21 days of the date of this Notice. The appeal must contain:
Failure to meet all of the relevant above requirements will mean that the appeal cannot be validated.
An appeal form and more detailed guidance are available either from Planning & Building Control, Tel 685950, or from the Department’s website www.gov.im/planningappeal
If this decision becomes final because there is no appeal, the Department’s public reference copy (counter copy) of the planning application (should one have been received) may be collected by the applicant or their agent from Murray House. Please note that if the counter copy of the application is not collected within thirty days following the last date on which a planning appeal can be made it will be destroyed without further notice.
Dandara Commercial Limited Dandara Group Head Office Isle Of Man Business Park Cooil Road Braddan IM2 2SA
TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019
In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Dandara Commercial Limited, Ref 23/10099/AIR, for the Information in relation to condition 15, 17 & 18 for PA 23/00168/B for boundry wall plan, drainage plan showing petrol and oil interceptors and a Construction Enviromental Management Plan (CEMP). at Field 434090 Douglas Road Ballasalla Isle Of Man .
Any details or notes which apply to the approval are set out below. This decision is in relation to the submitted application, drawings APL_330 P8 and APL_342 P1, 502 Overall Drainage Plan as well as Balthane North CEMP 2.1.
NOTE In this instance of the submitted application, drawings APL_330 P8 and APL_342 P1, 502 Overall Drainage Plan as well as Balthane North CEMP 2.1 and after consultation with the case officer, who are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 15, 17 & 18 of application 23/00168/B with the understanding the works will be carried out in accordance with the approved details and maintained as such.
Date of Issue: 3rd October 2023
J CHANCE Director of Planning and Building Control
This decision was made by a Principal Planner in accordance with the authority delegated to them.
All correspondence which led to the assessment and decision is available to view on the Government’s website (via Online Services) or at the Department’s offices Murray House, Mount Havelock, Douglas, www.gov.im/Viewapplications.
This decision refers only to that applied for under The Town and Country Planning (Development Procedure) Order 2019.
There is no appeal against this decision.
Appendix 2
Energy Impact Assessment/Statement
Background The ‘Isle of Man Strategic Plan, 2016’ states:
Energy – Policy 5: ‘The Department will prepare a Planning Policy Statement on Energy Efficiency. Pending the preparation and adoption of that PPS the Department will require proposals for more than 5 dwellings or 100 square metres of other development to be accompanied by an Energy Impact Assessment. (1)
The above Policy Statement is further defined with the following:
The attached document is a suggestion of a possible format for an Energy Impact Assessment as required by Energy Policy 5 of the Isle of Man Strategic Plan.
The headings for the Energy Impact Assessment have been drawn from the following documents:
Town and Country Planning Act 1999 – Isle of Man Strategic Plan 2016 UK Communities and Local Government documents: ‘Code for Sustainable Homes – A Step-change in sustainable home building practice’ . ‘Regulatory Impact Assessment Energy Performance of Buildings Directive Articles 7-10’ BRE BREEAM Ecohomes Standards and Sustainability Checklist (including Pre-Assessment Estimator) Sustainability Checklists – Woking Borough Council Energy Saving Trust – Passive Solar Estate Layout (specifically referred to in 12.2.10 of the Strategic Plan) Town & Country Planning Association (TCPA) ‘Planning for Sustainable Energy’
| Category | Target | Notes | Achievabl e (YES / NO) | If YES – how? If NO – why not? | Notes |
|---|---|---|---|---|---|
| Design / Specification Energy / CO2 | Improve thermal efficiency of the walls, windows and roof by eg. more insulation or better glass | Does the design specification demonstrate an improvement over currently utilised specifications / exceed current Building Regulation requirements? | Yes | Insulated Doors being fitted. Insulation exceeds Current Building Regulation Requirements for a low / unheated building where no insulation is required. | |
| Reduce air permeability – the control of fresh air into the building. | Passive Ventilation methods considered. | No | Not applicable on this scheme. | ||
| ≤1.3 Heat Loss Parameter (HLP) | Fabric of the building designed to reduce thermal bridging. | Yes | Currently exceeds Building Regulation requirements for a low heat/unheated bldg. | ||
| Reduce Energy Consumption in respect of Space Heating | • High efficiency condensing boilers – SEDBUK rating A<br>• Alternative (oil/LPG boilers)– SEDBUK rating A<br>• Alternative methods of heating eg. Biomass, CHP, Heat Pump<br>• Passive Solar design Communal heating<br> | N/A | Any heating installation will be low level under Building Regulation guidance. Heating power limited to 25W/m2. |
| Reduce Energy Consumption in respect of water heating | Inclusion of solar thermal water heating OR Properties to be left ‘solar enabled’ for retro-fit. | N/A | |||
|---|---|---|---|---|---|
| Improved energy efficiency of lighting (internal) | ≥75% energy efficient fixed fittings OR state %. | Yes | Metal halide and tubular fittings in accordance with table F1 Appendix F to Approved Document L2 to the Building Regs 2007. | ||
| Improved energy efficiency of lighting (external) | External lighting provided by dedicated energy efficient fittings & daylight cut-off devices. | Yes | Where appropriate, light fittings will be dedicated low energy. | ||
| Improved energy efficiency of lighting (security) | All burglar security lighting is Max. 150w & fitted with movement detecting & daylight shut-off devices. | Yes | Where appropriate, light fittings will be dedicated low energy. | ||
| Energy Efficient fixed fittings | • ≥40% 0f fixed fittings – fridges and freezers have an A+ rating.<br>• Washing machines and dishwashers have an A rating.<br>• Washer driers & tumble driers have a B rating.<br> | No | Not applicable to this scheme. | ||
| Energy Efficient fittings (retro purchased) | Information provided to the purchaser on the benefits of purchasing energy efficient white goods where not supplied with the new Unit. | No | Not applicable to this scheme. |
| Reduce Energy Consumption | Provide accessible drying space (so that tumble driers need not be used). | No | Not applicable to this scheme. | ||
|---|---|---|---|---|---|
| Reduce CO2 Emissions | Provide a room or space in a quiet room, that can easily be set up as a home office. | No | Not applicable to this scheme | ||
| Reduce energy consumption | Provide FOC or for purchase or provide information – Smart Meters (visible display of energy consumption) | No | Not applicable to the scheme. | ||
| Design / Specification Water | Reduce water consumption target 120l/p/d (litres per day OR LESS (state if aiming to achieve lower) | 6/4 dual flush toilet | Yes | Dual flush mechanism installed as standard. | |
| Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower) | Flow reducing / aerating taps throughout. | Yes | All taps will have flow reducers. | ||
| Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower) | 6-9 litres per minute shower (note – average electric shower is approximately 6/7 litres per minute). | No | Not applicable to this scheme. |
| Reduce water consumption target 120l/p/d (litres per day) OR LESS | 18ltr max. volume dishwasher. | No | Not applicable to this scheme. | ||
|---|---|---|---|---|---|
| Reduce water consumption target 120l/p/d (litres per day) OR LESS) | 60ltr max. volume washing machine. | No | Not applicable to this scheme. | ||
| Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower) | Provide a system to collect rain water for use in external irrigation / watering (eg. water butts). | No | Not applicable to this scheme. | ||
| Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower) | Grey Water Technology (collection and use of bath water etc. for toilet flushing). | No | Not applicable to this scheme. | ||
| Construction | Materials | • Building materials sourced locally where feasible.<br>• Materials from recycled sources.<br>• Timber from sustainable sources.<br>• Insulation materials have zero ozone depletion rate.<br> | Yes Yes Yes Yes | All materials sourced locally where appropriate. Materials are from recycled sources where appropriate. Timber is from sustainable sources where appropriate. Used as standard. |
| Labour | • From local labour pool where feasible.<br>• ‘Shared’ transport to site.<br> | Yes Yes | Local labour used where possible. ‘Crew’ transport available for ‘non-local’ labour. | ||
|---|---|---|---|---|---|
| Modern Methods of Construction (MMC) | Off-site construction. | Yes | Where feasible. | ||
| Waste | Site Waste Management to reduce / reuse / recycle waste. | Yes | Standard practice on construction sites. | ||
| Occupation | Waste | Provide recycling and storage facilities within/outside the property (multi-bin system) and/or provide an area (with bins) for recycling in line with the Government strategy (subject to inclusion of collection from the designated area by the local council/Government system). | N/A | Not appropriate as no ‘local’ collection scheme in place for recyclable waste. | |
| Waste | Provide composting facilities – for each property or communally. | No | Not applicable to this scheme. | ||
| Reduce energy & water consumption | Provide simple user guide, (non technical) for the occupier on the operation and environmental performance of their unit, including tips on how to reduce energy & water consumption. | Yes | Information to be included in ‘handover pack’. |
| Reduce CO2 Emissions | Provide information for the occupier in respect of local alternative means of transport, cycle routes and local amenities (doctor, schools, shops etc.) | Yes | Map to be included in ‘handover pack’ highlighting local bus routes, shops etc. | ||
|---|---|---|---|---|---|
| Reduce Carbon Footprint | Inclusion of planting schemes. | No | Not applicable to this scheme. |
Appendix 3
APS Text and Development Brief Relating to Site 3
Location: Land to the south east of Ballasalla, between Douglas Road and Balthane Industrial Estate, Ballasalla, Malew Size of Site: 19 ha Proposed designation: See Development Brief Site Assessment Framework (Residential Score): 50/68
(Employment Score): 43/60
4.28.1 This site is largely contained by the route of the proposed Ballasalla By-pass but part of the site lies to the south of the by-pass route, bounded by Balthane Industrial Estate and Ballahick Lane. An approval on this site will need to be linked to a legal agreement(s) prepared in accordance with Section 13 of the Town and Country Planning Act 1999. Such a legal agreement(s) should address the issue of the construction of the Ballasalla By-pass alongside phased development on the site. The proposed Planning Policy Statement (PPS) - deal with the stretch of the Ballasalla By-pass road between the south western boundary of Site 3 and Balthane Corner. The PPS will identify the mechanism by which Government will use any monies accrued via the release of the Strategic Reserve sites, and any other additional sites, as well as any other monies which Government is prepared to commit, to this section of the Ballasalla By-pass in the future.
indicated on Inset Map 4.
i. Include detailed plans for the Ballasalla By-pass route and design (including an associated landscaped buffer) as well as an agreed design solution for traversing the steam railway line; the preferred option being a level crossing.
(DoI) prior to the submission of an application. The application must satisfactorily address the following issues:
.
(DoI)
).
Location: North-east of Freeport, Malew Proposed designation: Office/industrial (see Development Brief 4, Chapter 6)
Location: Land to the north of the Ronaldsway Industrial Estate Road and to the west of the RLC Engineering Group Building, Malew Proposed designation: See Development Brief 5, Chapter 6
Location: Corner of Douglas Road and Victoria Road, Castletown Size of Site 3.7 ha Previous designation: Open Space Proposed designation: Predominantly Residential (Proposed) Site Assessment Framework (Residential Score): 52/68
4.32.1 The site adjoins the Castletown Conservation Area and is close to Castletown Railway Station which is a Registered Building. The site is in a good position being close to existing residential development, located on a main road and bordered by development to the north-east and west. As such, residential development is considered appropriate on this site. The Airport Runway Public Safety Zone (PSZ) includes the northern corner of the site and this should be considered as part of any scheme.
Castletown Conservation Area and the Railway Station which is a Registered Building.
Appendix 4
Drainage Statement & Calculations
Drainage Statement Project: Balthane North –Industrial Park, October 2025 Location: Ballasalla, Isle of Man
This statement confirms that the proposed development of 2 units at Balthane North will be served by the existing private drainage infrastructure installed as part of the previous phase of the industrial park, Units L,M and N.
The private surface water drainage network was designed and constructed at the earlier phase to accommodate both the buildings and hardstanding completed at that stage, as well as the remaining development plots across the wider Master plan for the site. In particular, allowance has been made for:
A private foul drainage system has also been installed as part of the earlier phase, sized to accommodate flows from all plots within the overall development. The new buildings forming part of this application will connect into this existing network, which discharges to the adopted foul sewer in accordance with Manx Utilities requirements.
The drainage infrastructure installed to date has been designed as a comprehensive solution for the Balthane North Industrial Park. Both foul and surface water drainage networks have adequate capacity to accommodate the current phase of development, ensuring a robust and integrated approach without the need for additional off-site works.
| TITLE: Ballasalla/Balthane JOB REF:<br><br>SUBJECT: Sheet N<br><br>1 of 1 Sheet Ref:<br><br>Drawing ref: Calculations by Checked Date<br><br>PS May-22 |
|---|
| ISSUE. | INFO |
|---|
| REV. | P0 |
|---|
| SURFACE WATER ATTENUATION STORAGE<br><br>Catchment Characteristics<br><br> | Storm Return Period = | 50 Years | 50 Years | |||
|---|---|---|---|---|---|---|
| Area where the permissable discharge is restricted to 7 l/s (1/1 Year Storm Event) | Area where the permissable discharge is restricted to 7 l/s (1/1 Year Storm Event) | Area where the permissable discharge is restricted to 7 l/s (1/1 Year Storm Event) | ||||
| Total Site Area Phase 1, 2, 2A,3, Bypass Road & Balthane (northside) | 25.8 | Hectares (ha) | ||||
| Proposed Impermeable Area Phase 1 | 2.41 | " | ||||
| Proposed Impermeable Area Phase 2 | 2.49 | " | ||||
| Proposed Impermeable Area Phase 2A | 0.45 | " | ||||
| Proposed Impermeable Area Phase 3 | 2.29 | " | ||||
| Proposed Impermeable Area By-Pass Road | 1.45 | " | ||||
| Proposed Impermeable Area Balthane (northside) | 1.92 | " | ||||
| Total Proposed Impermeable Area Z | 11.01 | " | ||||
| Proposed Open Space | 14.79 | " | ||||
| Permissable Outflow for P1, 2, 2A,3, Bypass Road & Balthane (n'side) | 180.60 | Litres/sec | ||||
| Area where the permissable discharge is restricted to 8 l/s (1/1 Yr. Storm) | Area where the permissable discharge is restricted to 8 l/s (1/1 Yr. Storm) | Area where the permissable discharge is restricted to 8 l/s (1/1 Yr. Storm) | ||||
| Existing Balthane (southside) Area | 2.39 | ha | ||||
| Existing Impermable Area Y | 2.04 | " | ||||
| Existing Open Space | 0.35 | " | ||||
| Permissible Outflow for Existing Balthane (southside) | 19.12 | Litres/sec | ||||
| <br><br> | % Imperm. | |||||
| --- | ||||||
| 100 | ||||||
| 100 | ||||||
| 100 | ||||||
| 100 | ||||||
| 100 | ||||||
| 100 | ||||||
| 100 | ||||||
| 0 | ||||||
| 100 | ||||||
| 100 | ||||||
| 0 | ||||||
| <br><br>Rainfall Intensitys as recorded in Ronaldsway Airport, IOM, supplied by Met Office. 1 hectare = 10,000m2<br><br> | A Duration<br><br>(hours) | B Rainfall<br><br>(mm) | C Rainfall + 30% CC (mm) | D Rainfall Volume (m3) | E Permissable Outflow (m3) | D-E Storage Required (m3) |
| --- | --- | --- | --- | --- | --- | |
| 1 | 26.2 | 34.06 | 4445 | 719 | 3726 | |
| 2 | 36.3 | 47.19 | 6158 | 1438 | 4720 | |
| 3 | 43.3 | 56.29 | 7346 | 2157 | 5189 | |
| 4 | 49.1 | 63.83 | 8330 | 2876 | 5454 | |
| 6 | 57.5 | 74.75 | 9755 | 4314 | 5441 | |
| 8 | 64.5 | 83.85 | 10942 | 5752 | 5190 | |
| 12 | 75.6 | 98.28 | 12826 | 8628 | 4198 | |
| 18 | 83.5 | 108.55 | 14166 | 12942 | 1224 | |
| <br><br>storage required<br><br>Volume of storage required for development =<br><br> | 5454 | |||||
| --- | ||||||
| <br><br>m3<br><br>Flow from Detention Basin Restricted to = X<br><br> | 199.72 | |||||
| --- | ||||||
| <br><br>l/s<br><br>D = C(Z+Y).1 m3 m 4902 1.15 depth of water<br>E = X.001A*3600 581 side slope 5484 storage provided<br><br><br>0.575 freeboard<br><br>denotes Input Value | ||||||
| --- |
| TITLE: Ballasalla/Balthane JOB REF:<br><br>SUBJECT: Pump Stn. 24hr Storage Check Sheet N<br><br>1 of 1 Sheet Ref:<br><br>Drawing ref: Calculations by Checked Date PS May-22 |
|---|
| ISSUE. | INFO |
|---|
| REV. | P0 |
|---|
| Number of Units discharging to the Pump Station | Units | hectares* | Flow (l/s) | Storage (m3) |
|---|---|---|---|---|
| Phase 1 = | 135 | 6.25 | 21.60 | |
| Phase 2 = | 148 | 6.85 | 23.68 | |
| Phase 2A = | 23 | 1.06 | 3.68 | |
| Phase 3** = | 105 | 4.86 | 16.80 | |
| Balthane Ind. Est. Blocks A-K (south side) | 2.04 | 1.02 | 3.53 | |
| Balthane Ind. Est. Blocks X, L-N & P-S (north side) | 1.92 | 0.96 | 3.32 | |
| Total = | 21.01 | 72.60 | ||
| Existing 24hr Storage Volumne at new Pump Station | 73.00 |
Notes
Flow (l/s) - hydraulic design based on Manx Sewers for Adoption Clause 2.13 1a) for housing & Clause 2.13 1b) ii for normal industry. Storage (m3) - The design Criteria for the Pump Station 24hr Storage Check is based on a) housing at 160 l/dwelling & b) for normal industry the flow (l/s) is converted to equivalent dwellings and storage provided at 160 l/dwelling. Pump Station 24hr Storage Check
Design Settings
Nodes
| Rainfall Methodology | FSR | Maximum Time of Concentration (mins) | 30.00 |
| Return Period (years) | 1 | Maximum Rainfall (mm/hr) | 50.0 |
| Additional Flow (%) | 0 | Minimum Velocity (m/s) | 1.00 |
| FSR Region | England and Wales | Connection Type | Level Soffits |
| M5-60 (mm) | 20.000 | Minimum Backdrop Height (m) | 0.600 |
| Ratio-R | 0.300 | Preferred Cover Depth (m) | 1.200 |
| CV | 0.750 | Include Intermediate Ground | ☑ |
| Time of Entry (mins) | 5.00 | Enforce best practice design rules | ☑ |
Links
| Name | Area (ha) | T of E (mins) | Cover Level (m) | Diameter (mm) | Easting (m) | Northing (m) | Depth (m) |
| SW1 | 0.080 | 5.00 | 26.600 | 1500 | 228243.901 | 469689.790 | 1.425 |
| SW2 | 0.230 | 5.00 | 26.200 | 1800 | 228287.612 | 469716.336 | 2.680 |
| SW3 | 0.357 | 5.00 | 25.750 | 1800 | 228304.439 | 469726.554 | 2.468 |
| SW4 | 1.120 | 5.00 | 25.200 | 1800 | 228365.611 | 469764.789 | 2.957 |
| SW5 | 0.040 | 5.00 | 24.700 | 1800 | 228395.560 | 469783.649 | 3.199 |
| SW6 | 0.843 | 5.00 | 24.223 | 2100 | 228425.276 | 469802.162 | 3.094 |
| SW7 | 0.278 | 5.00 | 24.220 | 2400 | 228483.547 | 469838.696 | 3.263 |
| SW8 | 0.263 | 5.00 | 23.650 | 2400 | 228513.581 | 469857.527 | 2.890 |
| SW9 | 0.314 | 5.00 | 23.337 | 2400 | 228543.136 | 469876.057 | 2.771 |
| SW10 | 23.040 | 2400 | 228556.343 | 469884.338 | 2.561 | ||
| SW11 | 0.030 | 5.00 | 22.800 | 2400 | 228563.497 | 469888.823 | 2.368 |
| OUTFALL | 21.400 | 228577.958 | 469893.874 | 1.045 |
| Name | US Node | DS Node | Length (m) | ks (mm) / n | US IL (m) | DS IL (m) | Fall (m) | Slope (1:X) | Dia (mm) | T of C (mins) | Rain (mm/hr) |
| 1.000 | SW1 | SW2 | 51.000 | 0.012 | 25.175 | 24.537 | 0.638 | 80.0 | 225 | 5.62 | 45.1 |
| 1.001 | SW2 | SW3 | 19.000 | 0.012 | 23.520 | 23.282 | 0.238 | 80.0 | 450 | 5.77 | 44.7 |
| 1.002 | SW3 | SW4 | 72.000 | 0.012 | 23.282 | 22.393 | 0.889 | 81.0 | 450 | 6.32 | 43.0 |
| 1.003 | SW4 | SW5 | 35.393 | 0.012 | 22.243 | 21.801 | 0.442 | 80.0 | 600 | 6.55 | 42.3 |
| 1.004 | SW5 | SW6 | 35.011 | 0.012 | 21.501 | 21.129 | 0.372 | 94.0 | 900 | 6.73 | 41.8 |
| 1.005 | SW6 | SW7 | 68.777 | 0.012 | 21.129 | 20.957 | 0.172 | 400.0 | 900 | 7.47 | 39.9 |
| 1.006 | SW7 | SW8 | 35.449 | 0.012 | 20.957 | 20.760 | 0.197 | 180.0 | 900 | 7.73 | 39.2 |
| 1.008 | SW8 | SW9 | 34.884 | 0.012 | 20.760 | 20.566 | 0.194 | 180.0 | 900 | 7.99 | 38.6 |
| 1.009 | SW9 | SW10 | 15.588 | 0.012 | 20.566 | 20.479 | 0.087 | 180.0 | 900 | 8.10 | 38.4 |
| 1.010 | SW10 | SW11 | 8.444 | 0.012 | 20.479 | 20.432 | 0.047 | 180.0 | 900 | 8.16 | 38.3 |
| Name | Vel (m/s) | Cap (l/s) | Flow (l/s) | US Depth (m) | DS Depth (m) | Σ Area (ha) | Σ Add Inflow (l/s) | Pro Depth (mm) | Pro Velocity (m/s) |
| 1.000 | 1.368 | 54.4 | 9.8 | 1.200 | 1.438 | 0.080 | 0.0 | 65 | 1.036 |
| 1.001 | 2.171 | 345.3 | 37.5 | 2.230 | 2.018 | 0.310 | 0.0 | 100 | 1.419 |
| 1.002 | 2.158 | 343.2 | 77.6 | 2.018 | 2.357 | 0.667 | 0.0 | 145 | 1.744 |
| 1.003 | 2.630 | 743.7 | 204.9 | 2.357 | 2.299 | 1.787 | 0.0 | 215 | 2.246 |
| 1.004 | 3.180 | 2022.8 | 206.9 | 2.299 | 2.194 | 1.827 | 0.0 | 195 | 2.048 |
| 1.005 | 1.541 | 980.6 | 288.4 | 2.194 | 2.363 | 2.670 | 0.0 | 334 | 1.340 |
| 1.006 | 2.298 | 1461.8 | 313.5 | 2.363 | 1.990 | 2.948 | 0.0 | 283 | 1.831 |
| 1.008 | 2.298 | 1461.8 | 336.3 | 1.990 | 1.871 | 3.211 | 0.0 | 294 | 1.868 |
| 1.009 | 2.298 | 1461.8 | 366.8 | 1.871 | 1.661 | 3.525 | 0.0 | 307 | 1.912 |
| 1.010 | 2.298 | 1461.8 | 365.5 | 1.661 | 1.468 | 3.525 | 0.0 | 306 | 1.909 |
| Node | Easting (m) | Northing (m) | CL (m) | Depth (m) | Dia (mm) | Connections | Link | IL (m) | Dia (mm) |
|---|---|---|---|---|---|---|---|---|---|
| SW1 | 228243.901 | 469689.790 | 26.600 | 1.425 | 1500 | ||||
| 0 | 1.000 | 25.175 | |||||||
| 225 | |||||||||
| SW2 | 228287.612 | 469716.336 | 26.200 | 2.680 | 1800 | 1 | 1.000 | 24.537 | |
| 225 | |||||||||
| 0 | 1.001 | 23.520 | |||||||
| SW3 | 228304.439 | 469726.554 | 25.750 | 2.468 | 1800 | 1 | 1.001 | 23.282 | |
| 450 | |||||||||
| 0 | 1.002 | 23.282 |
| Name | US Node | DS Node | Length (m) | ks (mm) / n | US IL (m) | DS IL (m) | Fall (m) | Slope (1:X) | Dia (mm) | T of C (mins) | Rain (mm/hr) |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1.011 | SW11 | OUTFALL | 15.318 | 0.012 | 20.432 | 20.355 | 0.077 | 200.0 | 600 | 8.31 | 37.9 |
| Name | Vel (m/s) | Cap (l/s) | Flow (l/s) | US Depth (m) | DS Depth (m) | Σ Area (ha) | Σ Add Inflow (l/s) | Pro Depth (mm) | Pro Velocity (m/s) |
|---|---|---|---|---|---|---|---|---|---|
| 1.011 | 1.664 | 940.7 | 365.3 | 1.768 | 0.445 | 3.555 | 0.0 | 260 | 1.560 |
| Link | Length (m) | Slope (1:X) | Dia (mm) | Link Type | US CL (m) | US IL (m) | US Depth (m) | DS CL (m) | DS IL (m) | DS Depth (m) |
|---|---|---|---|---|---|---|---|---|---|---|
| 1.000 | 51.000 | 80.0 | 225 | Circular | 26.600 | 25.175 | 1.200 | 26.200 | 24.537 | 1.438 |
| 1.001 | 19.000 | 80.0 | 450 | Circular | 26.200 | 23.520 | 2.230 | 25.750 | 23.282 | 2.018 |
| 1.002 | 72.000 | 81.0 | 450 | Circular | 25.750 | 23.282 | 2.018 | 25.200 | 22.393 | 2.357 |
| 1.003 | 35.393 | 80.0 | 600 | Circular | 25.200 | 22.243 | 2.357 | 24.700 | 21.801 | 2.299 |
| 1.004 | 35.011 | 94.0 | 900 | Circular | 24.700 | 21.501 | 2.299 | 24.223 | 21.129 | 2.194 |
| 1.005 | 68.777 | 400.0 | 900 | Circular | 24.223 | 21.129 | 2.194 | 24.220 | 20.957 | 2.363 |
| 1.006 | 35.449 | 180.0 | 900 | Circular | 24.220 | 20.957 | 2.363 | 23.650 | 20.760 | 1.990 |
| 1.008 | 34.884 | 180.0 | 900 | Circular | 23.650 | 20.760 | 1.990 | 23.337 | 20.566 | 1.871 |
| 1.009 | 15.588 | 180.0 | 900 | Circular | 23.337 | 20.566 | 1.871 | 23.040 | 20.479 | 1.661 |
| 1.010 | 8.444 | 180.0 | 900 | Circular | 23.040 | 20.479 | 1.661 | 22.800 | 20.432 | 1.468 |
| 1.011 | 15.318 | 200.0 | 600 | Twin 600 | 22.800 | 20.432 | 1.768 | 21.400 | 20.355 | 0.445 |
| Link | US Node | Dia (mm) | Node Type | MH Type | DS Node | Dia (mm) | Node Type | MH Type |
|---|---|---|---|---|---|---|---|---|
| 1.000 | SW1 | 1500 | Manhole | Adoptable | SW2 | 1800 | Manhole | Adoptable |
| 1.001 | SW2 | 1800 | Manhole | Adoptable | SW3 | 1800 | Manhole | Adoptable |
| 1.002 | SW3 | 1800 | Manhole | Adoptable | SW4 | 1800 | Manhole | Adoptable |
| 1.003 | SW4 | 1800 | Manhole | Adoptable | SW5 | 1800 | Manhole | Adoptable |
| 1.004 | SW5 | 1800 | Manhole | Adoptable | SW6 | 2100 | Manhole | Adoptable |
| 1.005 | SW6 | 2100 | Manhole | Adoptable | SW7 | 2400 | Manhole | Adoptable |
| 1.006 | SW7 | 2400 | Manhole | Adoptable | SW8 | 2400 | Manhole | Adoptable |
| 1.008 | SW8 | 2400 | Manhole | Adoptable | SW9 | 2400 | Manhole | Adoptable |
| 1.009 | SW9 | 2400 | Manhole | Adoptable | SW10 | 2400 | Manhole | Adoptable |
| 1.010 | SW10 | 2400 | Manhole | Adoptable | SW11 | 2400 | Manhole | Adoptable |
| 1.011 | SW11 | 2400 | Manhole | Adoptable | OUTFALL | Junction |
| 15 | 30 | 60 | 120 | 180 | 240 | 360 | 480 | 600 | 720 | 960 | 1440 |
| Node | Easting (m) | Northing (m) | CL (m) | Depth (m) | Dia (mm) | Connections | Link | IL (m) | Dia (mm) |
|---|---|---|---|---|---|---|---|---|---|
| SW4 | 228365.611 | 469764.789 | 25.200 | 2.957 | 1800 | 1 | 1.002 | 22.393 | 450 |
| 0 | 1.003 | 22.243 | 600 | ||||||
| SW5 | 228395.560 | 469783.649 | 24.700 | 3.199 | 1800 | 1 | 1.003 | 21.801 | 600 |
| 0 | 1.004 | 21.501 | 900 | ||||||
| SW6 | 228425.276 | 469802.162 | 24.223 | 3.094 | 2100 | 1 | 1.004 | 21.129 | 900 |
| 0 | 1.005 | 21.129 | 900 | ||||||
| SW7 | 228483.547 | 469838.696 | 24.220 | 3.263 | 2400 | 1 | 1.005 | 20.957 | 900 |
| 0 | 1.006 | 20.957 | 900 | ||||||
| SW8 | 228513.581 | 469857.527 | 23.650 | 2.890 | 2400 | 1 | 1.006 | 20.760 | 900 |
| 0 | 1.008 | 20.760 | 900 | ||||||
| SW9 | 228543.136 | 469876.057 | 23.337 | 2.771 | 2400 | 1 | 1.008 | 20.566 | 900 |
| 0 | 1.009 | 20.566 | 900 | ||||||
| SW10 | 228556.343 | 469884.338 | 23.040 | 2.561 | 2400 | 1 | 1.009 | 20.479 | 900 |
| 0 | 1.010 | 20.479 | 900 | ||||||
| SW11 | 228563.497 | 469888.823 | 22.800 | 2.368 | 2400 | 1 | 1.010 | 20.432 | 900 |
| 0 | 1.011 | 20.432 | 600 | ||||||
| OUTFALL | 228577.958 | 469893.874 | 21.400 | 1.045 | 1 | 1.011 | 20.355 | 600 |
| Rainfall Methodology | FSR | Analysis Speed | Normal |
| FSR Region | England and Wales | Skip Steady State | x |
| M5-60 (mm) | 20.000 | Drain Down Time (mins) | 240 |
| Ratio-R | 0.300 | Additional Storage (m³/ha) | 20.0 |
| Summer CV | 0.750 | Check Discharge Rate(s) | x |
| Winter CV | 0.840 | Check Discharge Volume | x |
| Return Period (years) | Climate Change (CC %) | Additional Area (A %) | Additional Flow (Q %) |
|---|---|---|---|
| 1 | 0 | 0 | 0 |
| 2 | 0 | 0 | 0 |
| 30 | 0 | 0 | 0 |
| 100 | 40 | 0 | 0 |
Results for 1 year Critical Storm Duration. Lowest mass balance: 99.82%
| Node Event | US Node | Peak (mins) | Level (m) | Depth (m) | Inflow (l/s) | Node Vol (m³) | Flood (m³) | Status |
|---|---|---|---|---|---|---|---|---|
| 15 minute winter | SW1 | 11 | 25.241 | 0.066 | 10.3 | 0.1906 | 0.0000 | OK |
| 15 minute winter | SW2 | 10 | 23.626 | 0.106 | 39.0 | 0.4534 | 0.0000 | OK |
| 15 minute winter | SW3 | 11 | 23.437 | 0.155 | 84.2 | 0.8417 | 0.0000 | OK |
| 15 minute winter | SW4 | 11 | 22.486 | 0.243 | 222.3 | 2.4572 | 0.0000 | OK |
| 15 minute winter | SW5 | 11 | 21.705 | 0.204 | 225.3 | 0.5705 | 0.0000 | OK |
| 15 minute winter | SW6 | 11 | 21.512 | 0.383 | 327.8 | 3.4171 | 0.0000 | OK |
| 15 minute winter | SW7 | 11 | 21.304 | 0.347 | 363.5 | 2.1585 | 0.0000 | OK |
| 15 minute winter | SW8 | 12 | 21.126 | 0.366 | 386.8 | 2.3220 | 0.0000 | OK |
| 15 minute winter | SW9 | 12 | 20.966 | 0.400 | 420.6 | 2.7175 | 0.0000 | OK |
| 15 minute winter | SW10 | 12 | 20.854 | 0.375 | 422.8 | 1.6955 | 0.0000 | OK |
| 15 minute winter | SW11 | 12 | 20.733 | 0.301 | 426.0 | 1.4390 | 0.0000 | OK |
| 15 minute winter | OUTFALL | 12 | 20.639 | 0.284 | 425.8 | 0.0000 | 0.0000 | OK |
| Link Event (Upstream Depth) | US Node | Link | DS Node | Outflow (l/s) | Velocity (m/s) | Flow/Cap | Link Vol (m³) | Discharge Vol (m³) |
|---|---|---|---|---|---|---|---|---|
| 15 minute winter | SW1 | 1.000 | SW2 | 9.9 | 1.030 | 0.182 | 0.4895 | |
| 15 minute winter | SW2 | 1.001 | SW3 | 38.5 | 1.022 | 0.111 | 0.7244 | |
| 15 minute winter | SW3 | 1.002 | SW4 | 82.6 | 1.742 | 0.241 | 3.4132 | |
| 15 minute winter | SW4 | 1.003 | SW5 | 220.5 | 2.172 | 0.297 | 3.5949 | |
| 15 minute winter | SW5 | 1.004 | SW6 | 226.2 | 1.260 | 0.112 | 6.3912 | |
| 15 minute winter | SW6 | 1.005 | SW7 | 330.0 | 1.369 | 0.337 | 16.5861 | |
| 15 minute winter | SW7 | 1.006 | SW8 | 356.7 | 1.538 | 0.244 | 8.2268 | |
| 15 minute winter | SW8 | 1.008 | SW9 | 389.2 | 1.514 | 0.266 | 8.9713 | |
| 15 minute winter | SW9 | 1.009 | SW10 | 422.8 | 1.620 | 0.289 | 4.0693 | |
| 15 minute winter | SW10 | 1.010 | SW11 | 423.0 | 1.945 | 0.289 | 1.8392 | |
| 15 minute winter | SW11 | 1.011 | OUTFALL | 425.8 | 1.562 | 0.453 | 4.1772 | 209.9 |
Results for 2 year Critical Storm Duration. Lowest mass balance: 99.82%
| CAUSEWAY | Allied Services Ltd | File: Estimated Existing Surface Network: Storm Network David Wood 01/12/2022 | Page 6 |
| Node Event | US Node | Peak (mins) | Level (m) | Depth (m) | Inflow (l/s) | Node Vol (m³) | Flood (m³) | Status |
| 15 minute winter | SW1 | 11 | 25.251 | 0.076 | 13.3 | 0.2182 | 0.0000 | OK |
| 15 minute winter | SW2 | 10 | 23.644 | 0.124 | 50.5 | 0.5270 | 0.0000 | OK |
| 15 minute winter | SW3 | 11 | 23.460 | 0.178 | 109.0 | 0.9702 | 0.0000 | OK |
| 15 minute winter | SW4 | 10 | 22.527 | 0.284 | 288.4 | 2.8701 | 0.0000 | OK |
| 15 minute winter | SW5 | 11 | 21.737 | 0.236 | 291.8 | 0.6595 | 0.0000 | OK |
| 15 minute winter | SW6 | 11 | 21.576 | 0.447 | 425.7 | 3.9859 | 0.0000 | OK |
| 15 minute winter | SW7 | 11 | 21.365 | 0.408 | 471.5 | 2.5405 | 0.0000 | OK |
| 15 minute winter | SW8 | 12 | 21.191 | 0.431 | 503.7 | 2.7359 | 0.0000 | OK |
| 15 minute winter | SW9 | 12 | 21.036 | 0.470 | 544.6 | 3.1937 | 0.0000 | OK |
| 15 minute winter | SW10 | 12 | 20.915 | 0.436 | 548.5 | 1.9732 | 0.0000 | OK |
| 15 minute winter | SW11 | 12 | 20.785 | 0.353 | 553.2 | 1.6870 | 0.0000 | OK |
| 15 minute winter | OUTFALL | 12 | 20.687 | 0.332 | 553.6 | 0.0000 | 0.0000 | OK |
| Link Event (Upstream Depth) | US Node | Link | DS Node | Outflow (l/s) | Velocity (m/s) | Flow/Cap | Link Vol (m³) | Discharge Vol (m³) |
| 15 minute winter | SW1 | 1.000 | SW2 | 12.8 | 1.106 | 0.235 | 0.5899 | |
| 15 minute winter | SW2 | 1.001 | SW3 | 49.8 | 1.079 | 0.144 | 0.8839 | |
| 15 minute winter | SW3 | 1.002 | SW4 | 107.0 | 1.867 | 0.312 | 4.1267 | |
| 15 minute winter | SW4 | 1.003 | SW5 | 285.6 | 2.313 | 0.384 | 4.3710 | |
| 15 minute winter | SW5 | 1.004 | SW6 | 294.1 | 1.333 | 0.145 | 7.8193 | |
| 15 minute winter | SW6 | 1.005 | SW7 | 428.1 | 1.443 | 0.437 | 20.4137 | |
| 15 minute winter | SW7 | 1.006 | SW8 | 462.6 | 1.606 | 0.316 | 10.2360 | |
| 15 minute winter | SW8 | 1.008 | SW9 | 504.0 | 1.587 | 0.345 | 11.0807 | |
| 15 minute winter | SW9 | 1.009 | SW10 | 548.5 | 1.715 | 0.375 | 4.9857 | |
| 15 minute winter | SW10 | 1.010 | SW11 | 549.3 | 2.054 | 0.376 | 2.2595 | |
| 15 minute winter | SW11 | 1.011 | OUTFALL | 553.6 | 1.666 | 0.588 | 5.0891 | 271.6 |
Results for 30 year Critical Storm Duration. Lowest mass balance: 99.82%
| Node Event | US Node | Peak (mins) | Level (m) | Depth (m) | Inflow (l/s) | Node Vol (m³) | Flood (m³) | Status |
|---|---|---|---|---|---|---|---|---|
| 15 minute winter | SW1 | 11 | 25.283 | 0.108 | 25.1 | 0.3112 | 0.0000 | OK |
| 15 minute winter | SW2 | 10 | 23.701 | 0.181 | 96.1 | 0.7720 | 0.0000 | OK |
| 15 minute winter | SW3 | 10 | 23.542 | 0.260 | 207.1 | 1.4157 | 0.0000 | OK |
| 15 minute winter | SW4 | 10 | 22.683 | 0.440 | 554.9 | 4.4513 | 0.0000 | OK |
| 15 minute winter | SW5 | 11 | 21.870 | 0.369 | 556.6 | 1.0315 | 0.0000 | OK |
| 15 minute winter | SW6 | 11 | 21.821 | 0.692 | 811.4 | 6.1683 | 0.0000 | OK |
| 15 minute winter | SW7 | 11 | 21.602 | 0.645 | 890.0 | 4.0150 | 0.0000 | OK |
| 15 minute winter | SW8 | 12 | 21.449 | 0.689 | 949.2 | 4.3726 | 0.0000 | OK |
| 15 minute winter | SW9 | 12 | 21.296 | 0.730 | 1021.4 | 4.9562 | 0.0000 | OK |
| 15 minute winter | SW10 | 12 | 21.133 | 0.654 | 1024.3 | 2.9589 | 0.0000 | OK |
| 15 minute winter | SW11 | 12 | 20.977 | 0.545 | 1034.5 | 2.6050 | 0.0000 | OK |
| 15 minute winter | OUTFALL | 12 | 20.826 | 0.471 | 1036.6 | 0.0000 | 0.0000 | OK |
| Link Event (Upstream Depth) | US Node | Link | DS Node | Outflow (l/s) | Velocity (m/s) | Flow/Cap | Link Vol (m³) | Discharge Vol (m³) |
|---|---|---|---|---|---|---|---|---|
| 15 minute winter | SW1 | 1.000 | SW2 | 24.2 | 1.310 | 0.446 | 0.9437 | |
| 15 minute winter | SW2 | 1.001 | SW3 | 95.0 | 1.229 | 0.275 | 1.4698 | |
| 15 minute winter | SW3 | 1.002 | SW4 | 203.4 | 2.071 | 0.593 | 7.3059 | |
| 15 minute winter | SW4 | 1.003 | SW5 | 544.8 | 2.658 | 0.733 | 7.2588 | |
| 15 minute winter | SW5 | 1.004 | SW6 | 560.4 | 1.462 | 0.277 | 13.4432 | |
| 15 minute winter | SW6 | 1.005 | SW7 | 807.9 | 1.605 | 0.824 | 34.7096 | |
| 15 minute winter | SW7 | 1.006 | SW8 | 871.5 | 1.736 | 0.596 | 17.7914 | |
| 15 minute winter | SW8 | 1.008 | SW9 | 939.6 | 1.752 | 0.643 | 18.6974 | |
| 15 minute winter | SW9 | 1.009 | SW10 | 1024.3 | 1.958 | 0.701 | 8.1409 | |
| 15 minute winter | SW10 | 1.010 | SW11 | 1027.1 | 2.289 | 0.703 | 3.7807 | |
| 15 minute winter | SW11 | 1.011 | OUTFALL | 1036.6 | 2.036 | 1.102 | 7.7584 | 514.3 |
Results for 100 year +40% CC Critical Storm Duration. Lowest mass balance: 99.82% <table><tr><td>CAUSEWAY</td><td>Allied Services Ltd</td><td>File: Estimated Existing Surface Network: Storm Network David Wood 01/12/2022</td><td>Page 8</td></tr></table>
| Node Event | US Node | Peak (mins) | Level (m) | Depth (m) | Inflow (l/s) | Node Vol (m³) | Flood (m³) | Status |
|---|---|---|---|---|---|---|---|---|
| 15 minute winter | SW1 | 10 | 25.334 | 0.159 | 45.5 | 0.4603 | 0.0000 | OK |
| 15 minute winter | SW2 | 12 | 25.058 | 1.538 | 174.1 | 6.5530 | 0.0000 | SURCHARGED |
| 15 minute winter | SW3 | 12 | 24.985 | 1.703 | 350.0 | 9.2593 | 0.0000 | SURCHARGED |
| 15 minute winter | SW4 | 11 | 24.084 | 1.841 | 894.3 | 18.6284 | 0.0000 | SURCHARGED |
| 15 minute winter | SW5 | 11 | 23.219 | 1.718 | 873.1 | 4.8016 | 0.0000 | SURCHARGED |
| 15 minute winter | SW6 | 11 | 23.093 | 1.964 | 1308.7 | 17.5062 | 0.0000 | SURCHARGED |
| 15 minute winter | SW7 | 11 | 22.651 | 1.694 | 1437.6 | 10.5515 | 0.0000 | SURCHARGED |
| 15 minute winter | SW8 | 11 | 22.310 | 1.550 | 1566.0 | 9.8326 | 0.0000 | SURCHARGED |
| 15 minute winter | SW9 | 11 | 21.908 | 1.342 | 1723.3 | 9.1135 | 0.0000 | SURCHARGED |
| 15 minute winter | SW10 | 11 | 21.586 | 1.107 | 1715.6 | 5.0096 | 0.0000 | SURCHARGED |
| 15 minute winter | SW11 | 11 | 21.331 | 0.899 | 1729.0 | 4.2954 | 0.0000 | SURCHARGED |
| 15 minute winter | OUTFALL | 12 | 20.919 | 0.564 | 1729.7 | 0.0000 | 0.0000 | OK |
| Link Event (Upstream Depth) | US Node | Link | DS Node | Outflow (l/s) | Velocity (m/s) | Flow/Cap | Link Vol (m³) | Discharge Vol (m³) |
| 15 minute winter | SW1 | 1.000 | SW2 | 44.4 | 1.481 | 0.816 | 1.7539 | |
| 15 minute winter | SW2 | 1.001 | SW3 | 168.5 | 1.287 | 0.488 | 3.0104 | |
| 15 minute winter | SW3 | 1.002 | SW4 | 338.2 | 2.307 | 0.985 | 11.4079 | |
| 15 minute winter | SW4 | 1.003 | SW5 | 855.3 | 3.037 | 1.150 | 9.9694 | |
| 15 minute winter | SW5 | 1.004 | SW6 | 883.3 | 1.481 | 0.437 | 22.1891 | |
| 15 minute winter | SW6 | 1.005 | SW7 | 1288.9 | 2.034 | 1.314 | 43.5891 | |
| 15 minute winter | SW7 | 1.006 | SW8 | 1429.3 | 2.255 | 0.978 | 22.4666 | |
| 15 minute winter | SW8 | 1.008 | SW9 | 1560.3 | 2.462 | 1.067 | 22.1086 | |
| 15 minute winter | SW9 | 1.009 | SW10 | 1715.6 | 2.707 | 1.174 | 9.8793 | |
| 15 minute winter | SW10 | 1.010 | SW11 | 1715.7 | 2.707 | 1.174 | 5.3494 | |
| 15 minute winter | SW11 | 1.011 | OUTFALL | 1729.7 | 3.071 | 1.839 | 8.5237 | 930.1 |
Appendix 5
Climate Change Act 2021 Policy Cross Reference Summary
Sustainability / Environmental Criterion Relevant Isle of Man Strategic Plan / Policy Framework How the Industrial Development Addresses It
Maximisation of Carbon Sequestration Introduction of native trees, shrub planting, and landscaping within landscaped buffer to offset carbon. Minimising Greenhouse Gas Emissions Maintenance and Restoration of Ecosystems
Incorporation of energy-efficient building design and construction techniques (e.g. insulation levels). Units are unheated and therefore do not require PV panels. Designed to allow for EV charging infrastructure where required. Adoption of low-carbon construction materials and modern methods of construction to reduce embodied carbon.
Buffer planting at northern boundary. Creation of biodiversity-friendly drainage and landscape zones within the wider Reayrt Mie/Balthane Park development.
Biodiversity and Landscape
Site is currently bare ground. Within Balthane Park overall there is the provision of wildflower margins, bird and bat boxes on buildings, and pollinator-friendly landscaping.
Biodiversity Net Gain • General Policy 7: Nature Conservation Sustainable Drainage Systems (SuDS)
Implementation of SuDS features, with attenuation pond designed for habitat and amenity benefits. Systems designed to manage peak flows, improve water quality, and contribute to site biodiversity.
Provision of Active Travel Infrastructure
Inclusion of pedestrian and cycle routes linking to nearby transport corridors or settlements. Provision of secure cycle parking for employees and visitors. Design allows for EV charging points where required, and travel plan measures to encourage car sharing, walking, cycling, and public transport use.
Efficient Use of Land and Resources
Optimised site layout to maximise employment capacity while minimising land take. Flexible unit design to accommodate a range of business types and adapt to future needs. Use of sustainable construction materials and waste minimisation strategies during construction and operation.
Careful siting and massing of buildings to minimise visual intrusion (lower than existing adjacent units). Landscape buffers and planting zones to soften views from public vantage points to the north. Use of colour, materials, and roof design that blend with the existing townscape and reduce visual impact.
Visual and Landscape Integration Landscape and Natural Features • General Policy 5: Design and Layout
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