7 Summary and Conclusions .................................................................... 23
Statement Produced by: Delta Planning Cornwall Buildings 45 Newhall Street Birmingham B3 3QR www.deltaplanning.co.uk
March 2021
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 Farm, 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
• Arboriculturist Report prepared by Manx Roots
2. Site Location and Planning History
Site and Surrounding Area
2.1. The application site extends to approximately 1.22 hectares and is located to the north-east of Jurby. The site forms the north-western corner of a larger plot of land, within the applicant’s ownership. The current application will form Phase 1 of the development proposals, with additional land to the south and east coming forward at a later date for housing delivery.
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.
2.3. The site is a triangular parcel of land, which borders the Bretney Road to its northern boundary. This part of Bretney Road consists of a rural lane with soft highway verges and includes a drainage ditch and planted embankments to the site frontage. The speed limit transitions directly in front of the site, from 30mph to the west, to the National speed limit moving eastwards towards to more open rural surroundings. There is no highway footpath running along the front of the application site.
2.4. To the southern and south-eastern boundaries, the site sits adjacent to open agricultural fields. Ballagaraghyn Farm and it’s associated buildings are positioned outside of the application site, to the north-east.
2.5. 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.
2.6. There are no registered trees within the site or along its boundaries.
2.7. The site is situated some 125m from a registered pillbox, positioned to the north-west of the application site, opposite Bretney Close. 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.
2.8. The site is approximately 150m from the bus stop to the west, located adjacent to Bretney Close. This provides connectivity by public transport to the local services and facilities available within the nearby areas of Ramsey, Andreas, Smeale and Bride.
2.9. 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
2.10. There have been no applications for development made on this site, or the wider parcel of land owned by the applicant.
2.11. A current planning application (ref: PA20/01516/B) is under consideration on a nearby parcel of land to the south-west of Bretney Close. This application is made by the Department of Infrastructure and includes plans to build 21 new homes, a ‘Community Hub’, including garden, green houses, small business studios and other associated infrastructure. This development is proposed on land formerly used as Jurby airfield. The development proposed by this application is within close proximity of this nearby site and any future residents of this housing development will benefit from the connectivity to these community assets and the wider re-generation and improvement of the Jurby area as a whole.
3. Development Proposals
House Type
Number
Type A 2 bed bungalow
4
Type B 2 bed dwelling
2
Type C 2 bed Affordable dwelling
6
Type D 3 bed dwelling
6
Type E 3 bed dwelling
1
Type F 4 bed dwelling
4
Total
23
3.1. The proposals comprise of a detailed planning application for the development of 23 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. In line with the Government’s policy the proposals include 26% affordable housing (6 units).
3.3. The Design Statement that accompanies the proposals provides an analysis of the design philosophy of the scheme. This demonstrates that the rationale behind the proposed layout has been driven by a number of key influences on the site. These include being about to maintain significant planted boundaries to retain habitats and landscape quality; providing a central open green around which the development is focussed, providing amenity, outlook and landscape benefits for residents and the wider area. Careful layout has also provided for possible future connection opportunities to surrounding areas should the development be expanded at an appropriate time in the future.
3.4. The development has used 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. Dwellings will be of a traditional style with 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, well suited to the edge of settlement location. Large areas of open landscaping have been included, meaning the overall housing density across the site is approximately 13.4 dwellings per hectare.
House Type
Number
Type A 2 bed bungalow
4
Type B 2 bed dwelling
2
Type C 2 bed Affordable dwelling
6
Type D 3 bed dwelling
6
Type E 3 bed dwelling
1
Type F 4 bed dwelling
4
Total
23
3.6. The proposed layout has been focussed around the central area of open space, providing an attractive and open vista for future residents. A total of 2892 square metres of Public Open Space has been provided for on the site, split between two main areas. These will fulfil a variety of functions, including formal open space, play space and amenity land, as required by relevant policies.
3.7. Pedestrian enhancements will be provided for through the extension of the highways footpath along the frontage of the site. This will allow safe and easy access on foot to the neighbouring housing estate, bus stop and connections to the wider village and areas beyond.
3.8. A new vehicular access will be created from the Bretney Road, into the application site. The junction has been designed to meet current highway safety standards, including maximising visibility in each direction. The existing speed limit signage will be re-positioned with the agreement of the Department of Infrastructure to the east of the application site, slowing vehicular speeds and improving road safety for cars and pedestrians.
3.9. Car parking 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. A substation and pumping station have both been included on the plans.
3.11. A total of 6 affordable houses have been provided within the scheme, equating to 26% of the total development. This represents an over-provision on the 25% affordable housing requirement. The type and tenure of these properties has been the subject of discussions with the Department of Infrastructure. The dwellings have been dispersed throughout the development.
3.12. 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 providing high quality homes across a variety of markets including family homes, first time buyer homes, apartments and luxury one off homes.
3.13. 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.
3.14. Hartford Homes developments exceed present day standards in building design 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, solar water heating systems are frequently 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 having regard 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. 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 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.
4.6. The Island’s Spatial Strategy outlines the following policy considerations which 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.
4.7. 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.
4.8. 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.
4.9. 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.
4.10. The Spatial strategy also seeks to set out policies which seek 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.
4.11. 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.
4.12. 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
4.13. 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.
4.14. 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 surrounding fields, some of which are also within the Applicant’s ownership and will be put forward to form Phase 2 of their development proposals at an appropriate time in the future.
4.15. Part 2 of the Plan specifies that ‘zoned’ land should be safeguarded and reserved for the purposes indicated in the Plan.
4.16. Part 3 of the Plan outlines the general development considerations that should be taken into account when assessing applications for development. They 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.
4.17. 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
4.18. 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.
4.19. A Call for Sites exercise was carried out in early 2020, which sought land to be put forward for consideration for development purposes. This site and it’s immediate neighbouring fields within the Applicant’s ownership have been put forward for consideration as part of this process. It is anticipated that a draft version of the North and West Area Plan will be prepared in 2021. Other Policy Considerations
4.20. The Jurby Village Study (1994), forms a piece of non-statutory planning guidance that holds some relevance in the assessment of this application.
4.21. Figure 1 within the Study highlights an area of approximately 42 acres of green fields to be safeguarded for “predominantly residential development”. This area safeguarded land includes this application site, along with adjacent land also within the Applicant’s ownership and which will form Phase 2 of their development proposals at an appropriate time in the future.
4.22. 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.
4.23. 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.
4.24. 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.
4.25. 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.
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.
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 policy document is the Island’s 2016 Spatial Strategy, which outlines within 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.
5.6. 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.”
5.7. General Policy 2 of the Spatial Strategy would support development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan, providing a range of criterion are met.
5.8. The application site, along with the surrounding fields was ‘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.
5.9. The areas of the North and West are yet to be updated with an Area Plan. 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.
5.10. Furthermore, in terms of the location of new housing, the proposals comply with Housing Policy 4 which states that new housing will be primarily located within existing towns and villages, or, where appropriate, in sustainable urban extensions.
5.11. 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. The application will see the realisation of the first phase of housing development on the Applicant’s land, to be followed by a subsequent proposal for Phase 2 which will take place on adjoining land also within the zoned residential area.
5.12. 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 current proposal to develop part of this land for the provision of housing and a community hub. The proposals put forward within this application are considered to offer enhancements to the village, which will compliment and facilitate the further re-development of the brownfield land discussed within the Jurby Study. We do not consider that the longstanding intentions for the village should be postponed until all of the brownfield land has been redeveloped, simply on the basis of the recommendations of this somewhat historic non-statutory guidance. Furthermore, we do not consider that the provision of housing on this application site will prevent other brownfield parcels of land within the village boundary coming forwards for future development. Indeed, we consider that the bringing forward of high-quality housing can be the catalyst for new investment and bring about a boost to the economy and social environment within this area.
5.13. 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 bus stop is located some 150m away from the site, providing convenient connections to areas further afield by public transport.
5.14. The deliverability of the site is also an important consideration. The application site falls within single ownership with no access or infrastructure constraints and is being promoted by a developer with a strong track record of delivery. This adds further weight to the case in favour of the site.
5.15. 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 housing delivery through sustainable urban extensions and on sites that have previously ‘zoned’ by the area plan.
5.16. The proposal represents an opportunity to deliver new housing in the short term, with an opportunity to provide a second phase of adjacent development which will contribute towards the identified local housing needs of the area and assist in the long-term regeneration and enhancement of this sustainable service village. Design Considerations
5.17. 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.
5.18. In this regard the proposed development has been carefully designed to respond to the need for a development of the highest quality that respects its surroundings and makes use of local materials.
5.19. The development creates a spacious open green to the front of the site. Housing has been arranged in a formation that takes full advantage of the outlook and amenity benefits of this open space. Further landscaping is interspersed throughout the development, fulfilling 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 a 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 Impact Assessment 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. The proposed layout includes a key area of landscaped public open space which accords with the area highlighted within the Jurby Study.
5.24. A summary of the main environmental considerations are 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 an open green to the centre of the proposed development, setting back the build structures from the main frontage of the site and providing an attractive and open vista for future residents.
• 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. Overall, the proposal will not result in any significant landscape or visual impacts. Whilst it is acknowledged that landscape changes will be readily notable as it will see the development of otherwise open green fields, it has been long established that the expansion of the village of Jurby will extend easterly from the main core of the settlement, encompassing this application site and it’s surrounding land.
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.
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 away from the proposed development site. 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 Assessment 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, enhancement to existing pedestrian connections, including the extension of the highways footpath to the frontage of the site, offering easy access to the bus stop and to the centre of Jurby, via the existing pathways beyond.
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, it is proposed that a sewage pumping station is included within the site layout, positioned along the western boundary of the site, where it will have limited visual impact.
Sustainability and Socio Economic Impacts
5.34. 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.
5.35. 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; electric vehicle charging points, use of sustainably sourced materials and recycling of waste where possible, as well as the inclusion of solar water heating systems.
5.36. 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 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. 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.
5.37. 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.
5.38. 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 layout includes an extended link to the highway footpath, which provides connectivity to the bus stop and pedestrian access through the neighbouring residential development and beyond. 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.
5.39. 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. 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
5.40. A Section 13 Agreement will be entered into if the application is approved. This has been informed through pre-application discussions with the Department. In this regard it is confirmed that the Section 13 Agreement will secure the agreed provision of affordable housing.
5.41. Separate statutory agreements will also be entered into regarding future adoption and maintenance of drainage and highways infrastructure. Planning Analysis Conclusions
5.42. 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 on the Island. The 2016 Spatial Strategy supports the development of sustainable urban extensions that accords with the adopted area plans. 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. Although still somewhat of an old document, 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. The residential ‘zoning’ of this land was also further reiterated by the later 1994 Jurby Study. The proposal therefore brings forward part of this historic zoned land for its intended purpose as housing, and this is in accordance with the development plan.
5.43. The proposals represent an opportunity to bring about immediate 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.
5.44. Whilst the intentions of the Jurby Study are noted in their promotion of the development of the ex-army brownfield land in advance of the release of greenfield ‘zoned’ sites, it is highlighted that the Jurby Study does not constitute statutory policy. Various applications for redevelopment have come forward on this brownfield land over the years, including the recent proposal for 21 houses and a community hub, submitted by the Department of Infrastructure in
December 2020. Nevertheless, this proposal will not prohibit or otherwise limit the chances of further parts of this brownfield land being comprehensively redeveloped. In fact, will bring with it a boost of financial investment to the area, attracting new home-owners and kick-starting wider plans for regeneration. The developer has a high track-record for high-quality builds and a modest sized scheme such as this can be brought forwards within a limited timescale, thereby bringing about quick results to contribute to housing delivery targets.
5.45. The Jurby Study makes recommendations for landscape screening to the eastern boundary of the existing houses at The Bretney, for the purpose of providing additional amenity protection to residents of these properties. Taking on board these recommendations there has been an area of landscaping proposed along the western boundary of the application site within the area correlating with the recommendations made in the Jurby Study.
5.46. 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 23 houses as proposed within this application, to then be followed by a subsequent Phase 2 development to bring further investment to the area.
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 Ballagaraghyn Farm, Jurby.
6.2. The application site extends to 1.22 hectares (3.01 acres) and comprises of open agricultural pasture land. It is located immediately to the east of existing housing development at Bretney Close and The Bretney, outside of but adjacent to the settlement boundary for Jurby. 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 is accessed by the bus stop within 150m of the application site.
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. 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 sites 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 23 high quality homes offering a mix of house types and sizes and including 6 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. A second phase to the development will come forward at a later date, which will seek outline approval for further housing development on additional adjacent ‘zoned’ land.
6.5. In terms of planning policy, the principle of the development of this site is fully in accordance with the 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 promise of a kick-start to wider re-generation plans at other parts of 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.
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