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The application site is located to the east of the A30 Foxdale Road, St Johns and to the south of the Saw Mill. The area is currently planted with conifers which would be removed as part of the development, but existing screening further to the south and east of the site would remain
24 June 2008 08/00698/B Page 1 of 4
The site is located within an area outside of but adjacent to an area zoned as Department of Agriculture, Fisheries and Forestry Depot of the St Johns Local Plan. As such the application site lies in an area of 'white land' that is land not zoned for a specific use/open space. Within the adopted Isle of Man Strategic Plan, it is considered that the following policies are relevant in the consideration of this application.
Strategic Policy 2:
"New development will be located primarily within our existing towns and villages, or where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
General Policy 3: (Paragraph 6.3)
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
PA 08/00635/B - Erection of a corporate office headquarters with associated access road, parking and services, Site Opposite A.I. Centre, Foxdale Road, St Johns. Approved 30th May 2008.
The application seeks approval for the construction of a workshop and storage building which is required to replace existing workshops and storage buildings on the west of Hope Road and on the site of which it is proposed to construct the new corporate headquarters for the Department of Agriculture, Fisheries and Forestry (PA 08/00635/B refers). The building would be constructed of concrete blockwork with composite sheeting to walls and roof. Roller shutter doors would be located in two elevations and the building would have a maximum height of 7.01m to the ridge, width of 15.4m and length of 30.6m. A concrete hardstanding would be created to the front of the building with new access road (also concrete) with gates created to the west of the existing access leading to the Saw Mill site. A concrete storage area would be created to the rear which is screened by existing planting.
REPRESENTATIONS
German Parish Commissioners advise of no objection, and the Department of Transport Highways Division advise that they do not oppose the development. The Department of Transport Drainage division advise of no objection subject to condition and the Manx Electricity Authority and Chief Fire Officer request standard notes be attached to any subsequent decision.
The owner/occupier of 'Alpines' Curragh Road, St Johns has submitted comments in relation to noise and light pollution arising from the development and request an environmental impact assessment be submitted for the whole of the Saw Mill site.
The application proposes the construction of a workshop/store to replace buildings to the south west of the application site. Whilst the development would be constructed on land that is not currently zoned, the building would be used in association with the adjacent land use and the new Department of Agriculture, Fisheries and Forestry headquarters. As it is the stated aim of the Department of Agriculture, Fisheries and Forestry to consolidate its services to one site, the construction of a further building in such close proximity to the Saw Mill site is considered to be acceptable, particularly given the existing screening to the site.
With regard to the objection from the owner/occupier of 'Alpines' the new building would be approximately 150m from the dwelling although it is accepted that noise from vehicles may travel to the property and if external lighting were proposed this may be visible within the wider area.
Environmental Impact assessments are required where the development proposed is "likely to have a significant effect on the environment" (Environment Policy 24), and this is further explained within Appendix 5 of the Strategic Plan. As such, it is not considered appropriate to request such a study and in any case, such a study would only be required to cover the application site and not the adjacent Saw Mill as requested by the objector.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Accordingly the following parties are not granted Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 24.06.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the plans and information submitted as part of this application and date stamped 2nd April 2008.
C 3. The roofing and elevations shall be colour coated in olive green or moorland green finish only.
C 4. No approval is hereby granted or implied for the erection of external lighting to the development hereby approved.
C 5. No outside storage may take place in the area to the west of the workshop/store hereby approved.
C 6. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
Decision Made : ... Committee Meeting Date : ...
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