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Planning and Building Control Division<br>Murray House<br>Mount Havelock<br>Douglas<br>Isle of Man<br>IM1 2SF<br>Tel: (01624) 685950<br>Fax: (01624) 686443<br>Email: [email protected]<br>Director of Planning \& Building Control<br>M.I. McCauley, M.R.T.P.I.
16 / 06 / 10
1.1 The aim of this statement is to provide background information to the planning application and to set out the views of the Planning Division in respect of the proposed development.
2.1 The site is a piece of grassed area within the northern corner of Jurby Airfield. To the north of the application site is a wide landscaping strip. To the south is an access road linking to A10 located to the west and the industrial estate located to the east of the application site. Commercial premises are set to the north and east of the application site and industrial starter units are located to the west.
In terms of the current Development Plan, the application site is within an area zoned as 'Airfield', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. 3.1 In the Isle of Man Strategic Plan (approved by Tynwald in July 2007) Jurby is identified as a Service Village (Spatial Policy 3) and a Major Employment Area and Regeneration Area (see key Diagram Page 27). The significance of these designations will be explained in more detail in Section 7 - Assessment.
4.1 The following planning applications are considered relevant to the assessment and determination of this application:-
Creation of twelve light industrial units with associated car parking, landscaping and drainage - 06/01265/B - The Paddock, Jurby Industrial Estate, Jurby APPROVED
Erection of factory unit with associated services, car parking, landscaping, fencing and construction of an access road - 05/00243/B - Proposed Industrial Unit - Plot 1, Jurby Industrial Estate, Jurby - APPROVED
Approval in principle for construction of factory complex, Jurby Industrial Estate, Jurby - 89/01937/A - APPROVED
5.1 The application proposes the erection of a factory unit with associated car park. 5.2 The proposed unit would have a width of 18.5 metres, a depth of 16.2 metres and a maximum height of 7.7 metres.
6.1 Department of Infrastructure Highways Division have no objection. 6.2 The Water and Sewerage Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. 6.3 The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. 6.4 The Planning Authority has received no privately written representations objecting to the application.
7.1 The material planning matters which need to be considered regarding this application are:-
7.2 At this point it is appropriate to give a brief background to the planning policy context of the settlement of Jurby; the Development Plan; and the planning status the Division, as Planning Authority, considers Jurby to have. The application site is within an area zoned as Airfield in the Isle of Man Development Plan Order 1982. The main airfield and hangars lay to the south of the Jurby Road (A14). To the northeast of the site was the camp associated with the airfield. The application site falls to the northwest of the airfield and hangers. 7.3 To the east of the camp is Jurby Primary School and a housing estate, the Threshold, and to the north a further estate, the Bretney. The land between these two estates and extending up to the B3 Road is zoned as proposed residential. Thus in the extant 1982 Development Plan the application site lies within the overall settlement of Jurby with adjacent housing, employment and community facilities. 7.3 In terms of planning policy the next relevant document is the Island Strategic Plan North Western Sector Written Statement - Planning Circular 11/91. This
plan had a lifetime of 5 years and has now expired. However, this gives a basis for the proposal for additional development within Jurby and lays out policies which refer to such development. Policy NW/RES/P6 of the Circular stated:- "Jurby has previously been suggested as a growth area with development including substantial new housing, a high tech science/business park and leisure facilities. Any such development will clearly require study in depth into such matters as services infrastructure, landscaping, education, health and community facilities in addition to retail and employment opportunities. The policy should therefore only be promoted after consideration of the foregoing factors."
Whilst this plan no longer has any formal policy status, it shows that the Department for many years has an ongoing plan for Jurby to be regenerated. 7.4 Following the North Western Sector Written Statement a study was undertaken in 1996 by the Planning Department as part of the process to establish a Local Plan for the area. The plan was never adopted. In 2002 the Council of Ministers instructed the Department of Local Government and the Environment to progress a study of Jurby with a view to putting in place a new firm plan for the regeneration of the area. The plan was published in 2003 following consultation with many interest parties including the local community. This report indicated the Department's desire to build new homes, major infrastructure improvements (improvements to highway through Jurby industrial estate have recent been completed) and building improvements, all to improve the appearance for existing and new business. 7.5 Since 2003 the Isle of Man Strategic Plan has been adopted by the Department and subsequently approved by Tynwald July 2007. The settlement of Jurby is classed as a 'Service Village' within Spatial Policy 3 of the Strategic Plan. The policy states that:- "Area Plans will define the development boundaries of such villages so as to maintain and where appropriate increase employment opportunities. Housing should be provided to meet local needs and in appropriate cases to broaden the choice of location of housing." 7.6 It is also significant to consider that the settlement of Jurby is also highlighted as a 'Major Employment Area' for the Island on the key Diagram and therefore in accordance with the Strategic Aim further employment development as proposed would be in accordance with the aim which states:- 'To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage." 7.7 Whilst it is accepted that the site is not currently zoned for industrial use, it is considered that, given its close proximity to existing residential properties, shops, school, the Jurby Industrial Estate and public transport links, it is located within a sustainable location. 7.8 It should also be noted that the airfield is no longer used as an airfield. The runway is now used in connection with motor sporting activities whilst the hangers and associated buildings now form the Jurby Industrial Estate, again
which is zoned as an 'airfield'. The estate has recently benefited from road infrastructure improvements to enable better access within the site but also act as a bypass for larger vehicles, which enables them to travel to and from the Industrial Estate without having to travel past the school and residential areas. 7.9 In addition, the Spatial Vision section of the approved Strategic Plan noted (in paragraph 5.10 the key elements of the Island in respect of Spatial Strategy) to :-
7.10 The Planning Application Statement indicates that the proposal for a single industrial unit with a overall size of 600 sqm. Currently there are four start industrial units located to the west of the application site and a number of small and large industrial businesses to the east and south of the application site. 7.11 It is perhaps important to note that the site has benefited from recent planning approval (05 / 00243 / B) for a larger industrial unit on the site ( 1200 sqm ) and therefore the principle for an industrial use on the site has been established. Furthermore, a total of twelve (within 3 detached blocks) starter units have benefited from planning approval (06 / 01265 / B) of which four have been completed and are in use. 7.12 As previously indicated within this report the Division for a number of years has undertaken studies and plans for the future development of Jurby and proposals put forward to public consultation (notices sent to all households and displays at the Jurby Village Hall). 7.13 Most recently the Isle of Man Strategic Plan approved by Tynwald, highlights Jurby as being an area to maintain and where appropriate increase employment opportunities and housing should be provided to meet local needs and in appropriate cases to broaden the choice of location of housing. 7.14 It is considered these past measures undertaken by the Department provides sufficient evidence that whilst the site is not zoned as 'Industrial Use' it has been established the application site and surrounding area is used for such a use. Therefore, given these reasons and previous approved applications for such uses on this site and adjacent sites, it is considered the principle is acceptable.
7.16 The design of the proposed building is acceptable and fits in with the surrounding buildings, in that the ground level would be finishes with painted block work walls, whilst the 1st floor finished with profiled steel sheeting. The height, proportion and design are also very similar to other industrial buildings within the estate and therefore in keeping. 7.17 The building would be well screened from the Coast Road given the substantial landscaping which is located to the eastern boundaries of the Coast Road and west of the application site. Furthermore the erection of the starter units to the west of the site further prevents substantial public views from the Coast Road. 7.18 The elevation facing towards the public highway will contain windows and openings. This will break up the mass of the building. It is not considered the proposal will cause demonstrable harm to the visual amenities of the street scene.
7.19 The site is within an area of High Landscape or Coastal Value and Scenic Significance, however, with previously developments and approved applications which have taken place, it is considered perhaps this particular site has lost its character and the quality of the landscape is perhaps not held with such quality as when the Development Plan Order was undertaken in 1982. 7.20 It is noted that the Council of Ministers for the application for twelve industrial starter units (06/01265/B) commented that:- "This development has been permitted in an Area of High Landscape or Coastal Value and Scenic Significance, where the conservation and protection of the landscape is normally the primary considerations. However, the Council of Ministers consider that special circumstances apply in the Jurby Industrial Estate, both from the quality of the landscape and the needs of the locality for development of this sort which warrant an exception to this policy, In due course it is expected that the landscape designation affecting the locality will be reviewed. The Council Of Ministers do not consider that such exceptions would be warranted elsewhere on the Island as a result of this permission." 7.21 It is perhaps important to include in consideration, that development of a new karting track and associated facilities and the Jurby Prison have also been approved and built within the area of High Landscape and Scenic Significance, which are within close proximity to the application site. 7.22 Overall, given the previous approved development on this site and the substantial development permitted within close proximity and surrounding the application site, it is considered refusal of the application on the grounds of Environmental Policy 2 would be unsustainable, given the proposed site would be more of an infill development within the established Jurby Industrial Estate.
With regard to parking, the proposal would include a total of 20 car parking spaces, one of which is a disabled parking space. The spaces would comply with the parking standards as set out in the Isle of Man Strategic Plan. Additionally, the proposal would provide a motorbike parking facility and a bicycle rack. The Highway Division have no objection to the proposal.
8.1 It is considered that the use of the site for the proposed manner accords with the general light industrial nature of the surrounding area. Accordingly, it is considered that the construction of the unit and the external space is acceptable and it is recommended that the application be approved.
The Planning Division would also suggest the following notes are attached to the approval notice for the benefit of the appellant.
In accordance with the Sewerage Act 1999, a communication fee will be payable to the Isle of Man Water \& Sewerage Authority in respect of this property being connected (directly or indirectly) to the public drainage system.
Note: Under section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice, in writing, to the Drainage Division, prior to making any
communication to the public sewer. The applicant is therefore advised to contact the Development Control section of the Division to discuss this matter.
It is noted that the surface water from the property is to be discharged via a soakaway. The use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought.
Note: The applicant is requested to supply the Division a copy of any Building Control Application in relation to the surface water discharge form this development.
This statement has been prepared by Mr Chris Balmer, MA Hons, MTCP, MRTPI Planning Officer, on behalf of the Planning Division of the Department of Infrastructure.
Signed Date. 16/06/10
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