Planning Division Statement

Statement Submitted On Behalf Of Planning And Building Control Division (Department Of Infrastructure)

PA 13/91047/B: Construction of an access road, Land Adjacent to Hangar 229, Jurby Industrial Estate, Jurby

Statement on behalf of the Planning and Building Control Division (Department of Infrastructure) in respect of:

PA 13/91047/B: Construction of an access road, Land Adjacent to Hangar 229, Jurby Industrial Estate, Jurby

Introduction

1. In accordance with the provisions of 10. (1)(b) of the Town and Country Planning (Development Procedure) Order 2005 any planning application that proposes development involving land that the Department of Infrastructure is in ownership it cannot be determined by the Planning and Building Control Division. In these instances the relevant legislation requires the planning application to be referred to and determined by the Council of Ministers. Such planning applications are dealt with by an appointed person (Planning Inspector) who is charged with assessing the proposed development and reporting their recommendations to the Council of Ministers.
2. Given the above, this statement is intended to set out the background of the planning application and identify what are considered to be relevant planning policy considerations. In order to avoid any perception of bias the statement purposely makes no assessment of the proposed development and offers no recommendation.

The Application Site

1. The application site represents the curtilage of a parcel of land located 29.5 metres south west of Hangar 229 and 28 metres south west of Hut 203 on Jurby Industrial Estate in Jurby. (An aerial photograph of Jurby Industrial Estate is attached as Appendix 1).
2. The surrounding area is characterised by a mix of buildings with no uniform design or appearance that are of different sizes, layout, design and form. Directly adjacent to the application site are two low level metal sheds with much taller and longer hangar style buildings to the west and south of the

application site. Duke Karting is sited 52 metres south/south west of the application site (Photographs of the site are attached to this report as Appendix 2).

1. There are a number of separate access roads located of the main thoroughfare.

The Proposal

1. The planning application seeks planning approval for the creation of an access road to provide access for up to new four units.
2. The proposed new access would have a total length of 48.5 metres and maximum width of 6 metres. The access would have a width of 13.4 metres and visibility splays of metres can be achieved.
3. The new proposed access would be finished in concrete with asphalt concrete transition between the highway and new proposed access road. There would also be a grass verge installed to the northwest, north east and south eastern edges of the proposed access road.

Planning History

1. This section has not been the subject of any previous planning applications.
2. Jurby Industrial Estate has been the subject of 58 previous planning applications, three of which were granted planning approval and are considered materially relevant to the assessment of this current planning application given the level and nature of development proposed:

PA 08/01055/B: Construction of landscaped mounds to south west boundary and access lane from existing taxiway.

PA 08/00587/B: Creation of a new access road through estate with new and upgraded accesses to the A14 and A10 roads (comprising an amendment to the development approved under 07/01457/B).

PA 07/01457/B: Creation of a new access road through estate with new and upgraded accesses to the A14 and A10 roads.

Planning Policy

1. In terms of land use designation the site lies within an area which is designated as an Airfield within an Area of High Landscape or Coastal Value and Scenic Significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. The Island's prison lies within this Airfield area, to the south west of the application site and the industrial area. The airfield is also used by the Isle of Man Kart Racing Association and Andreas Racing Association for racing kart and motorcycle racing on a regular basis - the Kart Racing Association having their own dedicated and recently constructed facilities and Andreas Racing currently use a storage unit within the industrial estate for their storage purposes.
2. In terms of strategic plan policy, 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; (I) 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 which states: "The present system of landscape classification of Areas of High Landscape of 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 difference 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."

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. Should the appointed person be minded to recommend that the application be permitted, the following conditions are recommended:

C1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C2. The development hereby permitted shall not be carried out except in full accordance with the following plans Drawing No P/001 Rev. A received on 3rd September 2013.

This statement has been prepared by the Planning and Building Control Division (Department of Infrastructure)

Appendix 1

Aerial photograph of Jurby Industrial Estate

Date	07 October 2013
Comments	Jurby Industrial Estate

Appendix 2

Photographs detailing the application site

Statement on behalf of Planning and Building Control Division (Department of Infrastructure)

Statement on behalf of Planning and Building Control Division (Department of Infrastructure)