18 October 2012 · Delegated
The Neb Cafe, Tynwald Craft Centre, Tynwald Mills, St. Johns, Isle Of Man, IM4 3ad
The application covers two structures at the Tynwald Mills Craft Centre in St Johns: a warehouse already erected (17m deep, 10.2m wide, 6.5m ridge height) located to the rear of an existing shop unit, and a proposed waste recycling shed. The site is bordered by Poortown Road to the north and residential properties including Mill House and Minerva to the east. The main planning issues were whether new buildings were acceptable in principle given that local plan policy C/P/3 restricts further buildings at the Tynwald Mills Centre, and whether the structures would harm public or residential amenity. The officer judged that the buildings serve a genuine operational need for the retail centre, and that having on-site storage and recycling would reduce the number of large vehicles travelling to and from the site, benefiting local residents and highway safety. Both buildings are well screened by existing retail buildings and mature boundary landscaping, limiting views from surrounding roads and the nearest residential property, Minerva House, which sits approximately 45 metres to the northeast.
Although policy C/P/3 restricts new buildings at the site, the officer considered the warehouse and recycling shed necessary for the centre's operation and not contrary to the policy's intent. The buildings are well screened from public view and have limited visual impact on the countryside. Reduced heavy vehicle movements were identified as a benefit to local residents and highway safety. Permission was granted with four conditions.
St John’s Local Plan Order 1999
Whilst strict interpretation of this policy would be against the proposed two buildings
===== would alter the existing rural character of this area. The restriction on the further growth in the Tynwald Mills complex is addressed in paragraph 6.3 and future control incorporated as policy C/P/3.
Isle of Man Strategic Plan 2007
the following policies are considered to be relevant in the determination of this application
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. 6.3 Development outside of areas zoned for development
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the erection of a warehouse (retrospective) and erection of a waste recycling shed as proposed in the submitted documents and drawing WL/12/1253 1, WL/12/1253 2 and WL/12/1253 3 all received on 11th September 2012.
Condition 3
The sheeting must be dark green and must be retained and maintained thereafter.
Condition 4
The warehouse and waste recycling shed shall only be used only in association with businesses operating at the Tynwald Mills complex.
