Planning Authority Statement

Planning Statement on behalf of the Planning Authority in respect of alterations to an industrial unit on Jurby Industrial Estate, Jurby.

Introduction

1. The applicant, Farmer Combine Limited, have submitted the planning application as tenants of the industrial unit. The applicant's landlord is the government's Department of Infrastructure who own the premises and as such they are considered to have a 'direct interest' in the planning application. The purpose of this Planning Statement is to provide background information and outline the relevant planning policy considerations to assist the Independent Planning Inspector in reaching a recommendation to present to The Council of Ministers', who will decide upon the application.

The application site

1. The application site is the curtilage of an industrial unit on Jurby Industrial Estate in the parish of Jurby. The unit is located near the southern boundary of the industrial estate and to the north-east of the island's prison. The application property is one of a number of large steel framed industrial units that was originally used as a hangar when the site and surrounding area was used as a functioning airfield. The application property is finished in grey corrugated steel sheeting on all elevations, and also has a box-like figure known as a 'top outlet' on top its subtle pitched roof that covers small section of the external roof space. The top outlet is also finished in the same material.

The application

1. The application seeks approval for re-cladding works to the exterior of the unit and the removal of the 'top outlet' from the unit's roof. The proposed cladding is known as 'Steadmans Goosewing Grey' and will be applied to all elevation walls and the roof. 'Poppy red' plastisol corner, eaves and bottom drip flashings to match the colour scheme utilised on the other neighbouring units will be integrated into the new cladding.

Site planning history

1. The application site has been the subject of the following previous planning applications, which are considered materially relevant to the determination of this application:

09/02008/B - Replacement of hangar doors with cladding – Permitted (by The Council of Ministers).

05/00893/B - Erection of security fencing and gates – Withdrawn. The application was withdrawn as it no longer supported the intended use of the site, which required additional planning permission.

93/00518/B - Relocation of existing & installation of 2 new exhaust ducts – Permitted. 87/01114/B - Siting of 5,000 gallon oil tank – Permitted. 85/00031/B - Alterations to premises and installation of weighbridge – Permitted. 84/01033/B - Rebuilding of end wall and reroofing – Permitted.

Planning policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site falls within the boundaries of a designated Airfield and an Area of High Landscape or Coastal Value and Scenic Significance.

1. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

(a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption".

Environment Policy 2 states:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential".

1. Taking into account the nature of the proposal, the location of the application site and its surroundings, it is not considered all provisions within General Policy 2 are specifically relevant to the assessment of this application. Subsequently, it is considered provisions b), c), e), and g) in the policy are those that the proposal should be assessed against.

Representations

1. There were no representations received within the statutory consultation time period.

Assessment

1. Although the application site is located within a designated Area of High Landscape or Coastal Value and Scenic Significance, much regard must be afforded to the fact that the site is located within an established industrial area. Furthermore, the application site is located within an isolated rural

location that has no residential properties or principal public thoroughfares in close proximity. As such, the Inspector should consider whether the proposed works is reasonable given the use of the application site and surrounding area and the site's proximity from general public view, whilst being satisfied that the proposal would not unduly harm the character of the Area of High Landscape or Coastal Value and Scenic Significance that lies predominantly to the west of the site.

Recommended conditions

1. If the Independent Planning Inspector is minded to recommend approval, it is suggested that the following conditions be imposed on decision notice:

1) The development hereby permitted shall commence before the expiration of four years from the date of this notice.

2) This approval relates to physical alterations to industrial unit, as shown in drawing no. 12/938/2 and 12/938/3, both received on 12th July 2012.

This statement has been prepared by Mr Jamie Leadbeater BA (Hons) MSc, Assistant Planning Officer, on behalf of the Planning & Building Control Division, part of the Department of Infrastructure.

Signed: _________________________ Date: 30th August 2012