4 July 2008 · Committee
Saw Mills, Foxdale Road, St Johns, Isle Of Man, IM4 3as
The proposed workshop and storage building was needed to replace existing workshops and storage buildings that would be cleared to make way for the Department of Agriculture, Fisheries and Forestry's new corporate headquarters (approved separately under PA 08/00635/B). The new building, constructed of concrete blockwork with composite cladding, would sit on land to the east of the A30 Foxdale Road, south of the Saw Mill. The site lies in unzoned 'white land' adjacent to the area formally designated as the DAFF Depot in the St Johns Local Plan, with existing conifers on the site to be removed but screening to the south and east retained. The key planning issue was whether development on unzoned land was acceptable. Officers concluded it was, given the building's direct functional link to the adjacent DAFF use and the department's stated aim to consolidate its services on one site. A nearby resident at 'Alpines' raised concerns about noise from vehicles and potential light spillage, but the building would be approximately 150 metres from that dwelling and existing screening would remain.
The proposal was approved because the new building directly supports the consolidation of DAFF services onto one site, making its location on adjacent unzoned land functionally justified. Existing screening mitigates visual and amenity impacts, and the distance from the nearest dwelling was considered sufficient to address concerns about noise and lighting. Planning Committee agreed with the officer's recommendation to approve.
Strategic Policy 2
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
General Policy 3
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
