Planning Officer Report

Application No.:	12/00005/B
Applicant:	A V Craine & Sons
Proposal:	Erection of a building for maintenance and repair of vehicles and equipment, storage, staff facilities and offices, to replace existing buildings
Site Address:	Cringle Quarry
Ronague
Castletown
Isle Of Man
IM9 4HJ

Officer's Report

The Site

1. The site is the curtilage of Cringle Quarry, Ronague, Castletown which is located on the western side of the A27, south of the Round Table and west of the Cringle Plantation.
2. Currently the frontage of the site is made up of 1.8 metre high temporary fencing within which the entrance gates are made up of field gates. Within the quarry there are four temporary buildings (portakabins/shipping containers) which make up a store, office generator room and a canteen. A weighbridge has also been erected at the entrance of the site and a number of machines associated with the workings of minerals (JCB wagons, vans etc) can also be found.

The Proposal

1. The application seeks approval for the erection of a building for maintenance and repair of vehicles and equipment, storage, staff facilities and offices, to replace existing buildings.
2. The building would have a steel frame construction, finished with block work and profiled sheeting above the building would have a width of 23 metres, a depth of 9.5 metres and a ridge height of 6.4 metres. All accommodation would be at ground floor level.
3. The proposal would be sited to the north along the northern quarry face which current runs from the front boundary (292.08 datum) of the site in a western direction increasing in height (300+ datum). The finish floor level would be 0.25 metres above the general floor level of the quarry floor (289.93 datum). The ground level of the highway/entrance of site is approximately 288 datum.
4. To the east of the proposed building there is an existing earth bank which fronts onto the A27.

Land Use Zoning / Planning Policies

1. The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'surface mineral working'; the site is not within a Conservation Area, but is within an area zoned as High Landscape Value or Coastal Value and Scenic Significance.
2. Under the Modified Draft Area Plan for the South written statement the site is identified as being a mineral site (quarry) but this is not identified on the area plans.

Case Officer:	Mr Chris Balmer
Photo Taken:	16.01.2012
Site Visit:	16.01.2012
Expected Decision Level:	Officer Delegation

1. Due to the zoning of the site the following Strategic Plan policies are relevant for consideration:-

Environment Policy 2: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

1. General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Planning History

1. The following planning applications are considered relevant in the assessment and determination of this application:-

Erection of fencing - PA 11/1760 - pending consideration Extension to and continued use of existing stone quarry - 08/02090/B – APPROVED Siting of a rock crusher/separator in existing quarry - 05/00525/B – APPROVED Construction of storm water runoff control measurements and weighbridge - 02/02264/B – APPROVED Extension to and continued usage of stone quarry - 99/00398/B - APPROVED Siting of portakabin, stone crusher and screener - 98/00178/B – APPROVED REPRESENTATIONS

1. Arbory Parish Commissioners indicate that they have no comments.

1. Highways Division has recommended an approved subject to the imposition of the following condition:-:

“No commercial maintenance of vehicles/equipment to be carried out at this site.

This operation is to serve the needs of the company's vehicles/equipment only.”

The Planning Authority has received no other privately written representations objecting to the proposal.

Assessment

1. The first aspect to consider is the principle of development on this site. As indicated previously the site is identified for the ‘surface mineral working’ and therefore is zoned for the development which is operational on the site.

1. General Policy 2 is therefore relevant to consider namely paragraph (b), which relates to the development respecting the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

1. Environment Policy 2 also need consideration as the site is within an area of High Landscape or Coastal Value and Scenic Significance. This policy states that the protection of the character of the landscape will be the most important consideration unless it can be shown that (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.

1. Both policies seek any development should respect or not harm the character and quality of the landscape, therefore this aspect is perhaps is the main consideration.

1. In terms of the visual appearance the proposed building makes use of the existing topography of the land within the site and surrounding area. The submitted ground levels would seem to indicate that the building finished floor level would be approximately between 10 metres and 4 metres below the ground level (quarry face) to the north of the building. The proposals ridge height would be 6.4 metres in height therefore the western end of the proposal would be screened the most when approaching the site from the north (along the A27). However, it should be noted that the building even from this northern public view, will in part be noticeable, given the eastern aspect of the barn (closet to highway) would project above the ground level by approximately 2.4 metres.

1. From a southern view along the A27, the topography of the land screens the entire quarry from sight and therefore the proposal would not be apparent. The site only becomes apparent when driving direct past the quarry, where the entire building would be noticeable, with the quarry face as a backdrop. The finish of the building is proposed to be a natural grey (roof/elevational cladding) with the block work being painted a lighter grey colour. It is considered these grey colours would help blend the building with the quarry face.

1. In terms of size, the proposed structure would result in an increase of internal floor space to 218 square metres; from approximately 80 square metres (which is the existing floor space created by the four independent units).

1. Of the total proposed floor area, 85 square metres make up the staff canteen, office, toilet facilities and lobby area. The remainder of the floor space (133sqm) is the workshop/store area.

1. Due to this proposed size increase, the design of the proposal and given the existing structures are low level buildings, the proposal would be more noticeable from public view.

1. However, it is considered the proposal would have a substantial environmental improvement to the site, by the removal of the clutter old unattractive buildings from the site and replacing them with a single new barn like building, which design and finish can be found on the majority of farm holdings within the countryside, hence not an alien or obtrusive feature in the landscape.

Recommendation

1. Overall, the proposal would comply with relevant policies as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved.

Party Status

1. The local authority, Arbory Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 03.02.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the erection of a building for maintenance and repair of vehicles and equipment, storage, staff facilities and offices, to replace existing buildings as proposed in the submitted documents and drawings 4360/L1, 4360/S1, 4360/S2 and 4360/P1 all received on 4th January 2012.

C 3.

Within one month of the occupation of the approved building all existing buildings (store, office, generator room and canteen) shown on the approved plans as being removed, are to be removed from site.

C 4.

For the avoidance of doubt no commercial maintenance of vehicles/equipment is to be carried out at this site. This approved building may only be used to serve the needs of the company's vehicles/equipment associated with the quarrying operation.

C 5.

The elevational finishes of the building must be finished (cladding) and painted (render walls) in a natural grey/grey colour, whilst the roof finish must be a natural grey colour.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 7-2-12

Determining officer (delete as appropriate)

Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer

Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control

Signed : [Handwritten signature] Sarah Corlett Senior Planning Officer

Signed : [Handwritten signature] Jennifer Chance Development Control Manager