7 Summary and Conclusions .................................................................... 25
Statement Produced by: Delta Planning Cornwall Buildings 45 Newhall Street Birmingham B3 3QR www.deltaplanning.co.uk
September 2022
1. Introduction
1.1. This statement has been prepared on behalf of Hartford Homes Ltd to support a detailed planning application for residential development on land at Ballagaraghyn, Jurby.
1.2. This statement includes the following information:
• Site description (Section 2);
• Planning history (Section 3);
• Details of proposed development (Section 4);
• Planning policy context (Section 5);
• Planning analysis (Section 6); and
• Summary and conclusions (Section 7)
1.3. In addition to this Statement, the planning application is accompanied by the following documents:
• Planning Application forms;
• Architectural and landscape drawings package prepared by Hartford Homes and Barry Chinn Associates;
• Design and Access Statement prepared by Hartford Homes;
• Drainage Strategy prepared by BB Consulting;
• Ecology Report prepared by the Manx Wildlife Trust Consultancy;
• Transport Assessment prepared by i-Transport; and
• Arboriculturist Report prepared by Manx Roots.
2. Site Location and Planning History
Site and Surrounding Area
2.1. The application site extends to approximately 4.5 hectares and is located to the north-east of Jurby. The site forms the south-eastern part of a larger plot of land, within the applicant’s ownership. The proposed site will form phase 2 of a residential development which will be accessed through the recently approved Phase 1 scheme of 23 houses (ref: 21/00278/B).
2.2. The land is currently laid to pasture with mature hedging to its boundaries and is positioned in close proximity to existing housing development to the east at Bretney Close and connected to the recently approved housing development within Phase 1.
2.3. The site contains four separate fields and a parcel of land currently occupied by a range of agricultural buildings contained within the Ballagarraghyn complex. The existing residential dwelling at Ballagarraghyn will be retained and will remain outside of this proposed development site.
2.4. Only a short stretch of the application site borders the Bretney Road to the north, the site gaining its sole point of access via the approved access junction and via the recently approved development contained within Phase 1. Bretney Road in this immediate area is very much rural in appearance, with soft highway verges adjacent to a drainage ditch and planted embankments. No highways footpath is currently provided within this area, although the approved development within Phase 1 includes the provision of a highway’s footpath to the west, which connects the site with Bretney Close and the bus stop beyond. The approved vehicular access proposed as part of the permitted Phase 1 scheme (ref: 21/00278/B) has been designed to meet the future requirements of the combined Phase 1 and Phase 2 proposals and provides suitable visibility splays to the site frontage.
2.5. The site borders open agricultural fields to its outside boundaries, some of which are also within the applicant’s ownership but remain outside of the proposed application site.
2.6. In terms of topography, the site is relatively flat, typical of the general landscape within this part of the Island. There are no public footpaths crossing the application site and no key views within the vicinity.
2.7. There are no registered trees within the site or along its boundaries.
2.8. A registered pillbox is located some 125m along the Bretney Road to the west. Registered buildings are deemed to have special architectural or historical interest and should be protected from demolition or unsympathetic alteration. The area is not subject to any other conservation constraints.
2.9. A bus stop is positioned approximately 150m to the west along Bretney Road. This provides connectivity by public transport to the local services and facilities available within the nearby areas of Ramsey, Andreas, Smeale and Bride.
2.10. Jurby itself benefits from having a school and church, along with a variety of employment opportunities within the Industrial Estate. Some recreational and tourism facilities, such as the Isle of Man Motor Museum and Café, the Transport Museum and Jurby Karting are located within the village itself. Planning History
2.11. There have been no applications for development made previously on this application site. However, the triangular parcel of land fronting onto Bretney Road to the north-west was recently approved for a residential development of 23 dwellings (application ref: 21/00278/B) and constitutes Phase 1 of the development plans for the wider Ballagarraghyn. This application was also submitted by Hartford Homes.
2.12. The nearby area has also recently received planning approval for an application submitted by the Department of Infrastructure for 21 new homes, a ‘community hub’, including garden, green houses, small business studios and other associated infrastructure (application ref: 20/01516/B) on the former Jurby Airfield located to the south-west of Bretney Close. The granting of recent developments within the area suggests that Jurby is increasingly becoming the focus of investment and supports the wider plans for regeneration and improvement of the area.
2.13. In 2019 the DOI introduced a three-year package of budget announcements, part of which committed to an innovative development scheme to reinvigorate Jurby. This work commenced with a variety of landscape improvements to Jurby Business Park, along with a planning application for new industrial units. The second phase of the project focussed towards the north of the village, close to the Bretney Estate. Whilst the plans do not extend to the application site, they do represent the wider intention of the IOM Government to continue to support the redevelopment of Jurby.
3. Development Proposals
House Type
Number
Type A 2 bed bungalow
13
Type B 2 bed dwelling
5
Type C 2 bed affordable dwelling
12
Type D 3 bed dwelling
24
Type E 3 bed corner dwelling
3
Type F 4 bed dwelling
10
Type G 3 bed affordable
6
Total
73
3.1. The proposals comprise of a detailed planning application for the development of 73 residential properties. A full set of plans and elevations are provided to support the application. The description of development is as follows:
“Detailed planning application for residential development with associated access, parking, open space and landscaping.”
3.2. The proposed housing mix is detailed below. It is noted that the proposed scheme includes 18 affordable homes (24.66%). Whilst this is a slight under provision of the Government’s 25% affordable housing policy, however this is compensated by the slight over provision in phase 1 (21/00278/B) which provided 26% affordable housing. Overall, phases 1 and 2 combined would provide 25% affordable housing. The affordable housing provision has been the subject of discussions with the Department of Infrastructure.
3.3. The submitted Design Statement that accompanies the proposals provides an analysis of the design philosophy of the scheme which echoes that of the adjacent approval for Phase 1 of the site. The design rationale behind the proposed layout has been driven by a number of key influences on the site. These include utilising the recently approved vehicular access point into the site within phase 1, maintaining significant planted boundaries in order to retain habitats and landscape quality; as well as providing accessible areas of public open space. The careful layout of the site has also provided possible future connection opportunities to surrounding land parcels, should further housing or employment development be considered appropriate at any time in the future. In addition, provision has been included for thicket planting which will become a micro wood within the eastern corner of the site. This area will be accessed by existing farm tracks and has been included within the application site for clarity.
3.4. The proposed development incorporates a range of different house types, including small terraces, semi-detached and detached properties, as well as bungalows. The result is a streetscape which provides variety and interest.
House Type
Number
Type A 2 bed bungalow
13
Type B 2 bed dwelling
5
Type C 2 bed affordable dwelling
12
Type D 3 bed dwelling
24
Type E 3 bed corner dwelling
3
Type F 4 bed dwelling
10
Type G 3 bed affordable
6
Total
73
Dwellings will be of a traditional style with a variety of coloured rendered finishes and will be designed to high design standards with low maintenance and longevity in mind.
3.5. The development has been designed as a low-density development, following the pattern established by the Phase 1 development (application ref: 21/00278/B), which is considered to be well suited to the edge of settlement location. Large areas of open landscaping and public amenity space have been included, meaning the overall housing density across Phase 2 is approximately 16.2 dwellings per hectare.
3.6. The proposed development will be accessed via the approved vehicular route into the site agreed as part of the permitted Phase 1 scheme. This has been designed to meet current highway safety standards and includes suitable visibility in each direction. It was also agreed that the existing speed limit signage will be re-positioned to the east of the application site, in order to curtail vehicular speeds and improve road safety for cars and pedestrians.
3.7. Upon entering the Phase 1 element of the site, the access road will run alongside the approved central area of open space. Further areas of green amenity and play space have also been interspersed within the layout of the Phase 2 development, providing attractive open vistas for future residents and softening the transition between the built development and the open countryside beyond. A total of 6,095 square metres of public open space has been provided for within the layout of the development which will fulfil a variety of functions, including play space and amenity land. This ensures that the development provides an overall feeling of spaciousness and reflects the edge of village character of the site.
3.8. The development contained within the permitted Phase 1 scheme includes pedestrian enhancements through the extension of the highways footpath along the frontage of the site, enabling connection on foot into the adjacent housing estate at Bretney Close and the bus stop in a westerly direction. There have also been pre-application discussions with the DOI regarding the provision of a new bus stop along the site frontage. This will ensure that the proposed development will benefit from safe and convenient connectivity to the wider village and areas by public transport.
3.9. Car parking within the site has been provided to meet appropriate standards. Each property is served by a private driveway and the need for communal courtyard parking has been avoided in all instances.
3.10. Site services and drainage have been fully considered and incorporated within the design. The Phase 1 development includes the provision of a new pumping station to the north-western corner of the site, but it is now proposed that this is
not implemented and a new pumping station positioned along the south-eastern boundary of the site has been proposed for adoption and connection to the Manx sewer network as part of the Phase 2 proposals.
3.11. It is relevant to note that the development will be delivered by Hartford Homes, the Isle of Man’s premier house builder, with a 25 year track record of building homes of the highest quality across the Island. Hartford Homes is a family run business who specialise in high quality developments provided across a variety of markets including family homes, first time buyer homes, apartments and luxury one-off dwellings.
3.12. The quality of Hartford Homes’ product is evident across the Island. Their schemes include Knock Rushen in Castletown, St Ninian’s Court in Douglas, built in the grounds of St Ninian’s Church; and Cronk Cullyn, Colby, a modern development of 59 homes.
3.13. Hartford Homes’ developments exceed present day standards in building regulations and the company has won many awards through the NHBC for the quality of its construction. Materials are sustainably sourced where possible, waste produced during construction is recycled where practical; and air source heat pumps and solar pv panels will be provided as standard.
4. Planning Policy Context
4.1. In accordance with Section 10(4) of the 1999 Town and Country Planning Act, the development proposals will be considered in relation to the policies set out in the development plan, relevant planning policy statements, development orders, or development procedures and all other material considerations.
4.2. The relevant planning policies to be considered for this site are the Isle of Man Strategic Plan 2016 and the 1982 Development Plan. In addition, the Jurby Village Study also provides non-statutory planning guidance. These documents are reviewed further below. Isle of Man Strategic Plan (2016)
4.3. The 2016 Strategic Plan sets out the following Strategic Aim for the Island:
“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.”
4.4. Central to this over-arching Strategic Aim is the concept of Sustainable Development which, put simply is the idea of ensuring a better quality of life both now and in the future. The Plan refers to a widely used definition: “development that meets the needs of the present without compromising the ability of future generations to meet their own needs”.
4.5. A review of the Strategic Plan is due to commence in 2022, but is not due to be brought before Tynwald until 2023.
4.6. The Plan sets out a number of strategic objectives with regard to resources, the environment, economy, transport and communication and social matters. The following aspects of the strategic policies are of most relevance to this application:
• Strategic Policy 1 - Development should make the best use of resources by optimising the use of previously developed land, ensuring efficient use of sites whilst taking into account the needs for access, landscaping, open space and amenity standards, and be located to utilise existing and planned infrastructure, facilities and services.
• Strategic Policy 2 - This policy seeks to focus new development within existing towns and villages, or, where appropriate, in sustainable urban extensions. Development will only be permitted outside of these areas in exceptional circumstances.
• Strategic Policy 3 - Development proposals must ensure that the individual character of towns and villages is protected or enhanced by avoiding coalescence and maintaining physical separation between settlements and having regard in the design of new development to the use of local materials and character.
• Strategic Policy 5 - This requires development proposals to be designed so as to make a positive contribution to the environment of the Island.
• Strategic Policy 6 – the supporting text to this policy identifies Jurby as one of six major employment areas on the Island.
• Strategic Policy 10 - This requires development proposals to be located and designed such as to promote a more integrated transport network with the aim to minimise car journeys, make best use of public transport, not adversely affect highway safety, and encourage walking.
• Strategic Policy 11 - This sets out that the housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings to be built over the Plan period 2011 to 2026.
4.7. The Island’s Spatial Strategy (ISS) identifies that one of the key elements of the ISS for the North includes the continued regeneration of Jurby in line with the Jurby Study. The following policy considerations are relevant to the assessment of this application:
• Spatial Policy 3 - Jurby is defined as a Service Village, the boundaries of which will be determined by the appropriate Area Plan. It will be for the Area Plan to plan for appropriate employment and housing provision, in order to meet local needs and where appropriate, broaden the choice of location of housing.
4.8. The Spatial Strategy also outlines a range of general development considerations, the most relevant of which are outlined below:
• General Policy 2 - Development should accord with the relevant landuse zoning and in accordance with the appropriate Area Plan. A range of criterion, by which development proposals should comply, is outlined and includes the need to respect the site and its surroundings;
ensure development is appropriate to the landscape character of the area; protects wildlife; and ensures that appropriate and safe access is available.
4.9. The protection and enhancement of the Island’s environment is a key priority of the Spatial Strategy. The following policies are relevant in this case:
• Environment Policy 1 - The countryside and its ecology will be protected for its own sake. This includes all land which is outside the settlements or which is not designated for future development in an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need, which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
• Environment Policy 4 - Development will not be permitted which would adversely affect species and habitats of international, national or local importance.
• Environment Policy 22 - Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution.
• Environment Policy 41 - Archaeological evaluations shall be required prior to the determination of proposals affecting sites of known or potential archaeological significance.
4.10. Chapter 8 of the Spatial Strategy outlines the future housing strategy on the Island, highlighting the priority for a wide range of housing to be located in areas where it can be properly and economically serviced, where it does not involve excessive travelling to and from work and amenities, and where it does not damage the character, appearance, and ecology of the Island. The following housing policies are relevant in the assessment of this application:
• Housing Policy 1 - The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings to be built over the Plan period 2011 to 2026.
• Housing Policy 3 – The North Area will provide 770 homes between the period 2011-2026.
• Housing Policy 4 - New housing will be directed towards existing towns and villages, or, where appropriate, to sustainable urban extensions that have been identified through an appropriate Area Plan.
• Housing Policy 5 – This policy requires that residential developments in excess of 8 dwellings on land zoned for residential purposes, should normally provide 25% affordable housing.
• Housing Policy 6 – This requires the development of zoned land to be carried out in accordance with the brief set out in the relevant area plan; or in the absence of an area plan, in accordance with the requirements of General Policy 2, as discussed above.
4.11. The Spatial strategy also seeks to set out policies which aim to provide, protect and enhance areas of open space and recreational facilities. The following policies are relevant in the assessment of this application:
• Recreation Policy 3 – Landscaped amenity areas should be provided for as an integral part of the development design. New residential development of ten or more dwellings must make provision for recreational and amenity space in accordance with the standards specified in Appendix 6 to the Plan.
• Recreation Policy 4 – Requires that Open Space should be provided on site or conveniently close to the development which it is intended to serve, and should be easily accessible by foot and public transport.
4.12. The Spatial Strategy outlines the need to develop a more integrated transport strategy which balances the growth in car usage with the promotion of more sustainable alternatives. The following policies are relevant in the assessment of this application:
• Transport Policy 1 - New development should be close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
• Transport Policy 2 - The layout of development should, where appropriate, make provision for new bus, pedestrian and cycle routes, including linking into existing systems.
• Transport Policy 4 - New and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of the Plan.
• Transport Policy 5 - Any improvements to the Island’s highway network to be undertaken in accordance with the environmental objectives of the Plan.
• Transport Policy 6 - The design of new development and transport facilities must account for pedestrians, the needs of which, will be given similar weight to the needs of other road users.
• Transport Policy 7 - All new development shall provide parking in accordance with the Department’s standards.
4.13. The Spatial Strategy also seeks to ensure that new development can benefit from appropriate infrastructure. The following policy is of relevance to this proposal:
• Infrastructure Policy 5 - Development proposals should incorporate measures for water conservation and management to conserve the Island’s water resources.
1982 Development Plan
4.14. The 1982 Development Plan was the Isle of Man’s first statutory Development Plan. It covers the entire island, but has been updated in most areas by the various Area Plans which have been approved since this time. There is currently no Area Plan for the North of the Island however.
4.15. Of particular relevance is the fact this site is contained within a large ‘zoned’ parcel of residential land positioned to the north-east of Jurby. The zoned land includes the application site, along with the land included within Phase 1, as well as the surrounding fields, some of which are also within the Applicant’s ownership.
4.16. Part 2 of the Plan specifies that ‘zoned’ land should be safeguarded and reserved for the purposes indicated in the Plan.
4.17. Part 3 of the Plan outlines the general development considerations that should be taken into account when assessing applications for development. These include assessment of the impact of development on the character of the area, residential amenity, level and standard of accessibility and the proximity to key services and facilities, as well as promoting good design, layout and the provision of complimentary facilities, such as public open space.
4.18. The Strategic Plan is clear in its intentions at paragraph 1.4.2 “that those parts of the Island which are not the subject of approved Local Plans are covered by the land-use zones on the 1982 Development Plan”. The Strategic Plan further clarifies within paragraph 1.4.3 that “the 1982 Development Plan, as amended
by the various Local Plans, will have effect as an Area Plan”. The position is therefore clear in that the historic land zoning contained in the 1982 Plan will hold equal weight as more recently updated Area Plans.
Area Plan for the North and West
4.19. The North and West of the Island remain the only areas which have not yet been updated with recent Area Plans. The 1982 Development Plan therefore still holds weight in the assessment of planning applications within this area, until such a time that it is superseded by the updated Area Plan.
4.20. A Call for Sites exercise was carried out in early 2020, which sought land to be put forward for consideration for development purposes through the Area Plan process. This site and the immediate neighbouring fields within the Applicant’s ownership were put forward for consideration at this time.
4.21. To date, the Cabinet Office has undertaken ‘Preliminary Publicity’ on the Area Plan, in order to outline key matters that should be addressed through this process. This includes a Housing Need Study which demonstrates that the housing need for the North and West of the Island between 2011 and 2035 will be based upon the Strategic Plan (2016), but will take into account the population projection modelling and consequences for housing need revealed by the 2016 Interim Census.
4.22. A draft version of the North and West Area Plan was published for consultation in June 2022. The draft plan identifies that to be in line with the Strategic Plan requirement for 1,540 dwellings to be built in the north and west with 770 dwellings in each area between 2011 and 2026, the outstanding housing need is 343 dwellings. The draft plan identifies a number of proposed residential sites to meet this need.
4.23. It is noted that the application site is not proposed to be zoned for residential use in the North and West Area Plan, however, due to the early stage of the emerging plan, it is considered that no weight should be placed on this in determining this application. The current planning policy position is clear that the application is zoned for housing in the 1982 Development Plan. Other Policy Considerations
Jurby Village Study
4.24. The Jurby Village Study (1994), forms a piece of non-statutory planning guidance that holds some relevance in the assessment of this application.
4.25. Figure 1 within the Study highlights an area of approximately 42 acres of green fields to be safeguarded for “predominantly residential development”. This area
of safeguarded land includes this application site, along with the land previously approved for the Phase 1 element of the proposals.
4.26. Paragraph 2.4 of the Study also highlights that approximately 35 acres of brownfield land has also become available following the abandonment of the army base camp. The Study suggests that this brownfield land should come forward for development prior to the release of the additional zoned residential land.
4.27. The Study also suggests that once this ‘zoned’ land is considered to be appropriate for redevelopment, this should be brought forward in a phased approach, commencing at the western end and progressing through to the east in subsequent phases. It advises that the eastern periphery of the village should incorporate substantial areas of landscaping and development should become progressively less dense.
4.28. The Study recognises that Jurby is characterised by an exposed and relatively sparse landscape, due to the poor soil and exposure to the elements it values the retention of existing hedgerows in order to protect habitats and provide shelter against prevailing winds.
4.29. Figure 7 within the Study outlines key opportunities for landscape enhancements, and includes the north-western corner of the application site within a band of landscaping which runs along the eastern boundary of The Bretney. It is considered that landscaping in this area will provide both enhancements to the setting of the existing village and offer protection from the otherwise exposed parts of the landscape.
Residential Design Guide 2021
4.30. The design guide forms a material planning consideration in the assessment of planning applications. It sets out key design principles in order to encourage creative, innovative and locally distinctive designs that respond to the changing needs of the community.
5. Planning Analysis
5.1. The starting point for considering the merits of planning applications is Section 10(4) of the Town and Country Planning Act 1990. This requires development proposals to be assessed within the context of policies set out in the Development Plan, relevant planning policy statements, development orders or development procedure orders and all other material considerations.
5.2. The Development Plan for this site includes the Isle of Man Strategic Plan 2016 and the 1982 Development Plan. The Jurby Study (1994) constitutes nonstatutory guidance, but is also material to the determination of this planning application. As outlined in the planning policy section, as the emerging North and West Area Plan is at an early stage, it is considered that no weight should be placed on this in determining this application.
5.3. Having had regard to the Development Plan and other material considerations identified, the key planning issues arising from the application are:
• The principle of residential development;
• Design Considerations;
• Environmental Impacts; and
• Sustainability and Socio Economic Benefits.
5.4. We consider these issues in turn below. Principle of Residential Development
5.5. The most recent relevant policy document is the 2016 Island Strategic Plan, which identifiers Jurby as a Service Village where housing is to be provided to meet local needs, and where appropriate to broaden the choice of location of housing. The Strategic Plan also recognises that Jurby is a major employment area on the Island and one of the main aims of the norther spatial strategy is to support the continued regeneration of Jurby in line with the Jurby Study.
5.6. Strategic Policy 2 that new development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages.
5.7. The Spatial Strategy defines sustainable urban extensions as:
“The planned expansion of a city or town and can contribute to creating more sustainable patterns of development when located in the right place, with well-planned infrastructure including access to a range of facilities, and when developed at appropriate densities.”
5.8. General Policy 2 of the Spatial Strategy supports development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan, provided that a range of criterion are met.
5.9. The application site, along with the surrounding fields is ‘zoned’ for residential purposes within the 1982 Development Plan and has been historically safeguarded for residential use since this time. This ‘zoning’ is further brought forward within the Jurby Study, reflecting a more recent assessment of the prospect of the expansion of the village.
5.10. The areas of the North and West are yet to be updated with an Area Plan. This is planned for adoption in approximately 2023. The draft version of the North and West Area Plan published for consultation in June 2022 identifies that to be in line with the Strategic Plan 2016 requirement for 1,540 dwellings to be built in the north and west between 201 and 2026, the outstanding housing need is 343 dwellings.
5.11. Whilst the application site is not proposed to be zoned for residential use in the North and West Area Plan, due to the early stage of the emerging plan it is considered that no weight should be placed on this. The current planning policy position is that the application site is zoned for housing in the 1982 Development Plan. This planning policy position was confirmed in the Officer’s committee report for the approved phase 1 scheme (21/00278/B) which outlines that the Area Plan for the North and West is still within its infancy and has very little material planning weight attached to it.
5.12. The intentions of the Strategic Plan are clear in that the 1982 Development Plan will act as an Area Plan for the purposes of land zoning, until such a time that it is replaced by an updated Area Plan. The 1982 Development Plan, along with the Jurby Study therefore provide the most up-to-date area-based policies and guidance specific to this proposal. The starting point for the application is therefore that the principle of development is in accordance with the 1982 Development Plan.
This was confirmed within the committee report for the approved Phase 1 development proposals which stated the following:
“The first and main issue relating to this application is the principle of residential development on this site. The site is designated as 'Areas of Predominately Residential Use - Proposed' under the IOM Development Plan 1982. Accordingly, from this respect the principle of developing this site is acceptable”. (our emphasis)
5.13. The proposal for housing in this location would further be supported by Housing Policy 4, which states that new housing will be primarily located within existing towns and villages, or, where appropriate, in sustainable urban extensions.
5.14. It is considered that the proposals represent part of an appropriate sustainable urban extension. The proposed development would form a planned expansion of Jurby, which is in line with the longstanding ambitions for the village.
5.15. The recommendations of the Jurby Study in its intention to bring forward the redevelopment of the large area of brownfield land within the settlement boundary, prior to the release of further zoned land are noted. This brownfield land has been the subject of various proposals for re-development since the preparation of this document, including a recent approval for 21 houses and a community hub (20/01516/B). It is considered that the proposed residential development would enhance and compliment the range of services and facilities available within this service village and major employment area. The proposals will also help to facilitate the further regeneration of the wider Jurby area, including the area of brownfield land prioritised for redevelopment within the Jurby Study.
5.16. The site is immediately adjacent to existing housing development at Bretney Close and The Bretney and is well-connected to the centre of Jurby by existing walking routes to the local school and facilities. A new bus stop is to be provided along the site frontage and pedestrian connectivity will be enhanced as part of the recently approved development proposals within Phase 1 where access to areas further afield will be available.
5.17. In summary, the principle of proposed development on this site is supported by the 1982 Development Plan for the Island, which ‘zones’ this land for residential purposes. The 2016 Strategic Plan also supports the regeneration of Jurby and housing delivery on sites that have previously been ‘zoned’ by the area plan and through sustainable urban extensions. Overall, yhe approval of this development will assist with the long-term regeneration and enhancement of this sustainable service village and major employment area.
Design Considerations
5.18. As set out in Section 4 of this Statement, policies within the Strategic Plan and the 1982 Development Plan place a high priority on securing good design that will make a positive contribution to the environment of the Island. The Residential Design Guide further outlines a range of considerations that should be taken into account when seeking to achieve high quality design. In this regard the proposed development has been carefully designed in order to provide a development of the highest quality that respects its surroundings and makes use of local materials.
5.19. The proposed development has followed the design principles established by the recently approved Phase 1 proposals and continues the general pattern of development which is interspersed with attractive areas of open space to fulfil a range of amenity functions.
5.20. The proposed dwellings will be built to modern design standards, being traditional in appearance but incorporating variety throughout the site through the use of different building heights, materials and individual property designs.
5.21. Overall it is considered that the proposals represent high quality design as required by the Development Plan. Environmental Impacts
5.22. In terms of the landscape and visual impacts of the scheme, the design and layout has sought to respect the specific landscape character of the area, this has been achieved predominantly by the protection and enhancement of established planted boundaries, which accords with Strategic Policy 5 and General Policy 2 of the Spatial Strategy, as well as the intentions of Part 3 of the 1982 Development Plan. The Arboricultural Report which accompanies this application indicates minimal impact to trees and the retention of key specimens wherever possible.
5.23. Figure 7 of the Jurby Study highlights key areas that should be enhanced through landscaping, in order to protect the setting of the village and minimise impacts on residential properties. This highlights a key area for landscape enhancements within the north-western corner of the Phase 1 site, which also runs along the eastern edge of the Bretney Estate. This area does not extend into the application boundary of the Phase 2 proposals.
5.24. A summary of the main environmental considerations is outlined below, including where relevant, input from technical assessments.
Landscape and Visual Impact
5.25. In terms of landscape impacts, there are a number of mitigation measures that are proposed as part of the application. These can be summarised as follows:
• Retention of existing boundary hedgerows.
• The provision of significant areas of open green space within the layout, giving the feeling of openness and providing an attractive outlook for future residents within the site.
• Scattered tree and shrub planting within the site, to add interest to the naturally low-lying landscape and soften the boundaries of the built development, along with providing suitable separation and amenity space to existing residential properties.
5.26. The approval of the Phase 1 development will see the extension of the built form of Jurby extending further in an easterly direction. The proposed Phase 2 developments will see the further extension of the built form away from the Bretney Road boundary and into the open countryside to the south-east. Whilst it is noted that this proposal will therefore transform this part of the village from agricultural open land to residential development, the proposals are well connected to the existing settlement and to the approved Phase 1 proposals. Given that this wider area of land is all designated for residential development within the 1982 Development Plan, the principle of development on this land and the associated changes to the landscape character have long since been accepted.
Ecology
5.27. The preliminary ecological surveys indicate that there are no major ecological constraints on the site. Further recommendations for assessments and enhancements are included. The proposals will deliver a 16% net gain in biodiversity.
Heritage
5.28. The application site will cause no harm to heritage assets. There is no conservation area within Jurby and the nearest registered building is a pillbox situated some 125m to the west along the Bretney Road. The application will not cause any impact to this registered pillbox or to its immediate setting.
Transport
5.29. In terms of highway impacts, the Transport Statement demonstrates that the application site is located in an accessible location for residential development, and can be reached by sustainable transport modes to reduce the need to travel by car. The facilities available in Jurby itself include a school, church and shop, along with employment opportunities available within the Industrial Estate.
5.30. The proposed development will bring with it, enhancements to the sustainable travel options, including a new bus stop along the Bretney Road in close proximity to this development site.
5.31. Overall, it has been shown that the proposals will not have an unacceptable impact on road safety or traffic flows on the local highway network.
Drainage
5.32. A Drainage Strategy has been prepared by BB Consulting in support of this planning application. This notes that the site is not identified as an area at risk of flooding on the Isle of Man Flood Maps and there is considered to be no flooding risk to the proposed development.
5.33. With regard to foul drainage, an approved foul pumping station was included as part of the Phase 1 development within the north-western corner of the site. It is proposed that this would be re-positioned along the south-eastern boundary of the Phase 2 development site in order to cater for both the Phase 1 and Phase 2 elements of the development. This will be built to adoptable standards.
Fire Provision
5.34. During the assessment of the Phase 1 scheme, it came to light that concerns were raised by the Isle of Man Fire and Rescue Service in relation to a potential inadequate supply of water to this part of the village for fire-fighting purposes. Following detailed discussions with the Department of Infrastructure, Manx Utilities and the Fire and Rescue Service it was established that plans to install a new water main / service reservoir from Sulby to Jurby are underway, which would address this issue, although timings for its delivery are not yet fixed. As a result, Phase 1 of the development was approved by committee on the basis that the Fire and Rescue Service, along with the Highways Service and Manx Utilities were all satisfied that the proposed development could be suitably served by a water supply and that the site could be readily accessed for fire safety reasons. As such, the proposal was considered to comply with Community Policies 10 and 11.
5.35. It is noted that the Phase 2 proposals will place an increased demand on the local water supply for fire safety reasons. Should this still be a concern for the Fire and Rescue Service, and the plans to upgrade the water supply in the area have not advanced to a sufficient level at the time that this application is being assessed, it is considered that the use of a Grampian condition which will delay the commencement of the development until the water supply improvements have been implemented would be a suitable mechanism to deal with this matter.
Sustainability and Socio Economic Impacts
5.36. The achievement of Sustainable Development is central to the aims of the Strategic Plan. It identifies that there are five dimensions to sustainable development: resources; environment; economy; transport and communications; and social. The following section sets out how the proposed development represents sustainable development in this context.
5.37. In terms of resources, the site is located adjacent to a sustainable existing settlement and will form an urban extension to the village of Jurby. This will ensure that the development will make the optimal use of existing infrastructure and services and reduce the need to travel. The applicants are also committed to sustainable design and construction techniques as described in the Design Statement. This includes providing levels of insulation which exceed Building Regulation requirements; the use of water saving dual flush toilets; facilitating electric vehicle charging points, provision of bike stores, use of sustainably sourced materials and recycling of waste where possible, as well as the inclusion of air source heat pumps and pv solar panels.
5.38. In terms of the environmental dimension, the application site will not result in the loss of high quality agricultural land. The field is currently laid to pasture and it has long been established that the release of this site for housing development will come about at an appropriate time. Furthermore, the current site provides a very limited contribution to biodiversity and it has been shown that there will be no adverse impacts on existing ecology arising from the development. Indeed, it is concluded that the proposed enhancement of the boundary features and careful planting of the areas of open space will increase the ecological value of the site resulting in a 16% net gain in biodiversity. In terms of landscape impacts, these are considered minor, and the main residual visual harm is very localised to the immediate boundaries of the site. The proposals would comprise a very high quality development that will provide enhancements to the character and identity of Jurby.
5.39. With regard to the economic dimension, the building of new homes will provide and support jobs in the local construction industry and related service sector, thereby assisting the local and national economy. New home formation also
creates a boost in local consumer spending through the creation of new households with disposable income that will be spent in the local economy.
5.40. In terms of transport and communications, as outlined above, the application site is located in a sustainable location for new housing, as it is within reasonable walking distance of the village centre, along with its school, shop and public transport services. The proposed layout also encourages walking and cycling by providing good connectivity to the public footpath network and surrounding uses. The development is therefore well placed to minimise the need to travel by car, although it is acknowledged by the Spatial Strategy that service villages such as Jurby, are feeder communities which support the larger towns on the Island. The traffic impacts of the development have also been assessed and are considered to be minor.
5.41. With regard to the social role, the new housing proposed would make an important contribution to fulfilling the required 770 identified dwellings needed within the North of the Island, as identified by the Strategic Plan. The development will provide for a range of household sizes, including bungalows, two, three and four bedroom units and a combination of market and affordable homes. Planning Obligations
5.42. A Section 13 Agreement will be entered into if the application is approved in order to secure the agreed provision of affordable housing/contributions and provision of open space.
5.43. Separate statutory agreements will also be entered into regarding future adoption and maintenance of drainage and highways infrastructure. Planning Analysis Conclusions
5.44. The above analysis has demonstrated that the principle of development on this site is in accordance with relevant planning policies and adheres to the overall development strategy for the Island. The 2016 Strategic Plan supports the development of sustainable urban extensions that accords with the adopted area plans.
5.45. The North and West do not currently benefit from an updated Area Plan and therefore have to rely upon the 1982 Development Plan which safeguards this site, along with the surrounding fields for housing delivery. The Strategic Plan is clear that in the absence of an updated Area Plan, land zoning contained within the 1982 Development Plan will still hold weight.
5.46. The residential ‘zoning’ of this land was also further reiterated by the later 1994 Jurby Study and the interpretation of this situation is consistent with the assessment of the Phase 1 scheme and the Officer’s justification for approval of that scheme. The proposal brings forward part of this historically zoned land for its intended purpose as housing, and this is in accordance with the development plan.
5.47. The proposals represent an opportunity to bring about further investment in Jurby and deliver new housing in a sustainable location. Such a proposal will make a significant contribution towards the identified local housing need.
5.48. Whilst we accept that the Development Plan for this area is old, it is still extant and has not yet been updated. The land has historically been ear-marked for housing delivery and the most recent document which is applicable to this area is the Jurby Study, which still zones this land for residential purposes. We consider that this is an appropriate time to bring forward this ‘zoned’ residential land for the delivery of further houses to complement the approved Phase 1 scheme.
6. Summary and Conclusions
6.1. This statement has been prepared on behalf of Hartford Homes to support a detailed planning application for residential development on land at Ballagarraghyn, Jurby.
6.2. The application site extends to 4.5 hectares and comprises of open agricultural pasture land. It is connected to the recently approved housing development located to the east and south of Bretney Close. The site is located in an accessible location for residential development, and can be reached by sustainable transport modes to reduce the need to travel by car. The facilities available within Jurby itself are accessible within reasonable walking distance and the wider area is served by a bus service which will be accessible through the provision of a new bus stop near the site entrance.
6.3. The site forms part of a wider zoned area for housing in the 1982 Development Plan and the 1994 Jurby Study. Progress is underway in the preparation of the Area Plan for the North and West, and the site has been put forward through the Call for Sites process to be considered for allocation within this Plan. Whilst the application is not proposed to be zoned in the emerging draft plan, due to its infancy it is considered that no weight should be placed on this in determining this application. In the absence of an updated Area Plan, the Strategic Plan makes clear that the 1982 Development Plan will have an effect as an Area Plan and land zoning contained within this document is a material consideration. On this basis, the development of this site fully accords with the Development Plan at this time and there is considered to be no reasonable grounds to prevent the development coming forward for consideration under the current policy position.
6.4. The application proposals comprise of the development of 73 high quality homes offering a mix of house types and sizes and including 18 affordable homes. The scheme has been designed to minimise impacts on adjacent housing and respect the unique character of Jurby. The scheme will be constructed by Hartford Homes, the Islands premier house builder with a strong track record for quality and delivery.
6.5. In terms of planning policy, the principle of the development of this site is fully in accordance with the current Development Plan and will bring with it an opportunity to contribute to the housing numbers required within the North of the Island. This is a significant material consideration that should also weigh in favour of the application. The proposals represent an opportunity to deliver new housing in a sustainable urban extension to Jurby, a sustainable and accessible Service Village, and will make a significant and immediate contribution towards
housing delivery requirements, along with a boost to the local economy and the continued wider re-generation plans for the village.
6.6. Overall, it is considered that the development proposals would represent a high-quality sustainable extension to Jurby, helping to meet identified housing needs and accordingly should be supported. The village has long been neglected and it is only now that the residential take up of land has been accelerated following the Islands emergence from a stagnant market that there is an opportunity to allow housing growth which will in turn support employment growth.
6.7. It makes sense that sufficient housing opportunity is provided in Jurby to support the employment opportunities that has been, and will be, developed by government, rather than expect workers to travel in from Ramsey or further afield. More people living in Jurby would be more sustainable than workers commuting in every day.
6.8. Hartford’s proposals should be welcomed as it will support governments goals of regeneration, but using private finance, an informal partnership. The lack of future housing will stifle regeneration.
6.9. From conversation with the Commissioners, they have indicated they are very keen for this application to be progressed as the additional housing will be very beneficial for Jurby, provide housing choice and support the existing community facilities such as the village shop and school.
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Source & Provenance
Official reference
22/01133/B
Source authority
Isle of Man Government Planning & Building Control
