16 November 2006 · Council of Ministers
The Paddock Jurby Industrial Estate Jurby Isle Of Man
The proposal involves three blocks of four light industrial units each (75m² in the first block, 100m² in the others) on a 3.75-acre site within Jurby Industrial Estate, including concrete yards, forecourts for lorries, 48 grasscrete parking spaces (including disabled), cycle/motorcycle areas, gravel paths, and an elec…
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The inspector noted strict policy conflict as the site is zoned airfield under 1982 Order and within AHLCVSS where landscape conservation is primary under EP2, with no clear evidence the location is e…
Environment Policy 2
Prohibits development adversely affecting AHLCVSS landscape character. Exception made due to precedents, tree screening, unique Jurby context; not to apply elsewhere.
Environment Policy 3
Landscape protection primary; permits if essential location without harm. Inspector found essentiality not proven but justified exception via industrial evolution.
Environment Policy 27
Protects from pollution including light. Condition added for lighting scheme to address dark skies amenity.
Transport Policy 4
Requires safe access for vehicles/pedestrians. 20m turning radius condition imposed for HGVs.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the erection of 12 light industrial units with associated car parking, landscaping and drainage as shown in drawing numbers CL 01 Rev A, CL 02 Rev E, CL 03 Rev G, CL04 Rev C, CL05 Rev B, CL06, PL/01 date stamped 27 July 2006, Design Statement from McGarrigle & Jackson date July 2006 and Planning Statement from Estates and Housing Directorate of the Department of Local Government and the Environment date stamped 27th July 2006.
Use restriction
The units shall only be used for light industrial purposes or for a purpose within Class 5 of the Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005.
Open storage details
Prior to any use of the proposed compound areas, details of the extent and maximum height of the open storage within the compound area shall be submitted to and approved in writing by the planning authority and thereafter the compound areas shall be used in accordance with the approved details.
Tree protection
The existing trees indicated on the approved plans to be retained shall not be cut down, grubbed out, topped, lopped or uprooted without the written consent of the planning authority. Any trees removed without such consent or dying, or being severely damaged or diseased within five years from the substantial completion of the development shall be replaced, as soon as practicable with trees of such size and species details of which must be submitted to and approved in writing by the planning authority.
Service road completion
No building within each phase of the development shall be occupied until that part of the service road which provides access to it has been constructed in accordance with the approved plans.
Car parking provision
No building within each phase of the development shall be occupied until the car parking and manoeuvring areas for that particular phase as indicated on the approved drawings have been provided and thereafter those areas shall be kept marked out and available for such use at all times.
Cycle/motorcycle parking
The buildings hereby permitted shall not be occupied until cycle and motorcycle parking facilities have been provided in accordance with details which shall first have been submitted to and approved in writing by the planning authority and those facilities shall thereafter be kept available at times for their respective purposes.
Vehicle turning distance
The clearance between the steel bollards in front of the buildings and the far edge of the access/service road must be 20m.
Lighting scheme
No development shall take place until a scheme of street and site lighting has been submitted to and approved in writing by the Planning Authority, and thereafter no lighting shall be installed on the site except in accordance with the approved scheme, unless otherwise agreed in writing by the Planning Authority.
Advertising scheme
No development shall take place until a scheme for common standards of advertising and company name displays has been submitted to and approved in writing by the Planning Authority, and thereafter no such display shall be installed on the site except in accordance with the approved scheme, unless otherwise agreed in writing by the Planning Authority.
no objections
no objection in principle, subject to conditions on foul sewer connection, no surface water to foul, dry processes only
recommends approval subject to conditions
All consultees raised no objections to the application for twelve light industrial units at The Paddock, Jurby Industrial Estate, with various conditions related to drainage, water supply, disability access, and fire safety.
Department of Transport Drainage Division
Conditional No Objection**No Objection** in principle, subject to the following conditions:-; Communication Fees will be payable to the Department of Transport in respect of these proposed industrial units.; It is noted that the surface water from the Industrial units and surrounding roads is to be discharged via soakaways. The use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought.
Conditions requested: The proposed industrial development must be connected to the public foul sewer in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport’s “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense).; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.; If the developer requires the proposed sewers and associated drainage works to be adopted, the Division recommends that the developer enter into an adoption agreement with the Division prior to work commencing on site, in accordance with section 8 of the Sewerage Act 1999.; The use of the proposed Industrial units must be restricted to dry industrial processes only. The only discharges which will be accommodated in the public foul sewer at this time are domestic (foul only) sewage from WCs and canteens. Any change to these flows, must firstly be discussed with the Drainage Division and the owner/occupier will be required to apply for a Trade Effluent Discharge Licence in accordance with Part 3 of the Sewerage Act 1999.; The Drainage Division will require full drainage construction drawings for the proposed development prior to any work commencing on site.
IoMWA
No ObjectionFor connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section, tel. 69 59 58.
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.
Disability Access Office
No CommentConditions requested: Car Park provision should include a ratio of designated disabled parking places in line with the table below: Up to 200 spaces | 5% of car park (min 3 spaces); Over 200 spaces | 4% of car park plus 4 spaces.; Each Disabled bay should be divided be 5.7m Long and 4.2m Wide to allow room at the side and at the back for wheelchair transferring if needed.; Entrances should be accessible to an unassisted wheelchair user. Exits, particularly for emergency evacuation should be accessible. Where this is not possible for all exits then those that are accessible should be marked accordingly. Accessible emergency exits should lead on to pathways that provide an accessible route away from the building and not alongside it.; All reception counters should contain at least one section suitable for wheelchair users.; Corridors should be wide to allow for the very heavy pedestrian traffic expected at set times and should contain respite areas, outside of the main flow to allow any person with mobility difficulties to stop and rest.
Jurby Parish Commissioners
No Objectionmy commissioners have now considered the above proposed development, and have no objections thereto.
Isle of Man Fire And Rescue Service
No CommentI RECOMMEND THAT THE APPLICANT CONSULTS THE FIRE SAFETY DEPARTMENT TO DISCUSS THE FIRE PRECAUTIONS.
Conditions requested: THE APPLICANT CONSULTS THE FIRE SAFETY DEPARTMENT TO DISCUSS THE FIRE PRECAUTIONS.
The application 06/01265/B by the Department of Local Government and the Environment for twelve light industrial units with parking, landscaping and drainage at The Paddock, Jurby Industrial Estate, was considered under inspector's case reference DF/06/0010 following a site inspection on 2 October 2006. No refusal is mentioned; the inspector assessed the proposal against zoning as airfield and AHLCVSS designation under IMSP policies EP2, G2, EP27 and TP4. Arguments from the applicant, Director of Planning, and consultees supported compatibility with existing industrial uses, low visual impact due to screening, adequate parking, and estate expansion needs per the Jurby Village Study. The inspector found strict policy offered little support due to landscape harm but made an exception given the site's industrial reality, high-quality design, employment benefits, and unique local circumstances, rejecting precedent-based arguments. Permission was recommended with modified conditions on use, storage, highways, trees, parking, lighting, and signage, plus a statement limiting the exception to this locality.
Precedent Value
Establishes that unique local industrial evolution can override strict landscape policies (EP2) where high design quality and economic need demonstrated, but exceptions not portable; future applicants should evidence site-specific circumstances and propose design unity conditions.
Inspector: David Ward
