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This document is provided in response to the guidance issued by Government;
Making a Planning Application – A Guide for Applicants: Supplementary Guidance on Economic Issues – December 2022.
The guide outlines the economic issues that are likely to be material in the planning process and the information that could be submitted to support a planning application.
The following are questions suggested by the guidance. The responses, in red, relate to PA22/00675/B, Braddan Road, which unlike smaller housing developments of 1, 10 or 30 is a site of national economic interest, given the economic benefit not only in multiplier to Manx economy, jobs directly and supply chain locally, but offering a place for Manx workers, first time buyers, professional and key workers to locate to by the capital city and the core infrastructure of the island. This is something that has not been on offer for nearly 20 years and the lack of this has been a barrier to growth
These proposals are for over 300 new homes. If approved, approximately 50 homes will be built each year, subject to market conditions - so the overall development will take more than 6 years to complete.
To achieve this level of construction, there will be an average of approximately 100 jobs on site being supported at any one time by the development. These jobs will range from design consultants, groundworkers, masons, joiners, plasterers’ plumbers, electricians, decorators, landscapers, material suppliers, construction managers and further jobs will be supported by those employed by statutory authorities, supply chain, materials suppliers, hauliers, hire companies, the Steam Packet, as well as legal and financial jobs for those helping with property purchases.
The range of jobs secured by the proposal are therefore wide ranging and will provide employment for all sectors of the market.
The long-term duration of this development could provide employment for new people wishing to join the many disciplines the construction industry employs, which in turn will help to secure the skills for the future. It also provides opportunity for trades people currently working overseas to return to the island.
Additionally, the new homes that this development could provide housing for essential workers, other workers and those that struggle to move to the IOM due to no choice of quality housing near the capital, either directly or indirectly, through existing houses being made available.
The lack of suitable housing is a key barrier to employment. The range of housing being proposed will address a wide range of demands and the site’s location will make it very sustainable with regards to transport.
The proposals include a children’s nursery, and coupled with Braddan School being next to the site, childcare provisions will be well catered for, thereby eliminating this as a barrier to employment. It also offers an easy walk/cycle route to the main employment areas which is desirable to home buyers looking, be they local or looking to relocate or return to IOM. Especially as they have this opportunity in the UK.
The development will be close to the new employment land zoned at Cooil Road and the new housing could potentially provide homes for people working in the new businesses there.
Yes- The provision of additional housing will ease one of the main barriers to growing the economic active population.
Whilst the development will provide continuation work for Hartford’s existing team, it also provides potential, due to its size and duration, of creating additional employment which may be for workers coming to the island, which will increase the economic active population. It will provide housing which could act as a platform for doctors and nurses looking to locate to IOM and provide onsite quality links to Douglas RFC and new areas of public realm and play spaces.
This relates to the Strategic Plan Spatial Plan (Chapter 5) and also Business Policies 2, 3, 5, 7, 9 and 11 and the Employment Land Review
No
No
N/A Proposed housing will be surrounded by existing housing
The land is zoned for predominantly residential development in the Area Plan for the East, so the proposals will be compliant with planning policy. The area of land zoned for residential use has been limited to the housing requirement figures historically set out in the Isle of Man Strategic Plan, and if this application were not to be approved, this would have a major negative impact on the supply of new housing in the east of the island.
Hartford Homes is an Island based company, and we are committed to supporting the Island. The proposals are for housing and will not need repurposing.
The development is within active travel distance of Douglas City Centre, so this will support the existing businesses there as well as support the new commissioners complex at Strang and all local infrastructure that benefits form footfall.
The development is proposed to be on zoned land, which was chosen because it is in a sustainable location. This will support the vitality and vibrancy of local services and businesses. It does not offer any services that undermine existing services
This relates to Economic Strategy Objectives 2-4 (Prosperity for business; Resilient and sustainable economy; and Protect and nurture and grow key sectors of the economy)
It will ensure the continued vitality of the construction industry, which plays a major role in the economic success of the island as it provides employment for many levels of the population, ranging from groundworkers to professional consultants. It will also provide housing for all sectors by the capital of which there is an acute shortage and is a barrier to growth
It will further establish the common use of air source heat pumps and PV panels in housing and this in turn will grow these green businesses as more people adopt these sustainable technologies. It will likely help Biodiversity Net Gain (BNG) to become more widely accepted, offering growth in that area and hopefully use more Manx timber helping the forestry to grow
Yes, in the design, supply and fitting of renewable energy appliances, including car charging, which could lead to better adoption of EVs and firms servicing installing green tech. air tightness testers etc
Yes, as described above. We are also be looking to increase the use of timber construction as this is less carbon intensive, and will be exploring the increased use of Island grown timber to reduce transport miles as well as potentially increasing employment on the Island.
This relates to Economic Strategy Objectives 2-4 (Prosperity for business; Resilient and sustainable economy; and Protect and nurture and grow key sectors of the economy)
The lead this development will set in the provision of energy efficient new homes, with potentially biodiversity net gain for the site, will facilitate this to be done elsewhere, as purchasers begin to expect this as a normal standard. Will also offer low carbon creche, shop and café or similar on site.
Yes, the development will maintain and strengthen Hartford’s local supply chain through the construction industry and logistic and material industry. Potentially, it could also have a positive impact on timber production on the island and local timber house frame fabricators.
Providing new sustainable homes will contribute to the human element of a balanced economy. More inward migration will be achievable with more homes and choice
Yes, the proposals will satisfy all the relevant technical requirements of the statutory authorities and utilities, and may help to make these more resilient by the installation of new services offering resilience to the network etc
The provision of more housing is a core priority of growing the economy, which is the core principle of the Economic Strategy (Nov 2022). Without more homes, the strategy will fail.
The proposals will have a direct impact on the local economy as it will support and create in the order of 150 jobs in the construction industry.
The estimated construction stage capital expenditure of the proposed development is in the region of £90million.
The construction process also has a number of indirect impacts as it generates additional jobs in the supply chain and leads to an improvement in economic activity.
The construction sector has a high economic multiplier effect as a consequence of a large value chain. This means that initial spending on a construction project indirectly generates wider economic benefits and jobs through the impact on the supply chain including manufacturing, real estate, transport, planning and survey services. A report by UK Construction Council of the Confederation of British Industry showed that via these indirect channels, construction projects send ripples of economic activity through the wider economy generating £2.84 in total economic activity for every £1 spent construction projects (CBI, Bridging the Gap: Backing the Construction Sector to Generate Jobs, 2012).
Given the proposed development represents a total capital investment in the order of £90million, using the formula above, therefore represents a total economic output of over £255million.
In light of the direct and indirect effects outlined above, and the scale / duration of the development, it is considered that the construction phase of the development would generate large beneficial impacts on the local economy in the short and medium term.
Please also refer to the attached ‘Socio-Economic Effects’ section of the Environment Impact Assessment submitted as part of the planning application.
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