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                                      19/01354/C                                     Page  1  of  7

PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : 19/01354/C Applicant : Island Drainage & Groundworks Ltd Proposal : Temporary change of use of agricultural building to storage for TT and MGP / Festival of Motorcycling course safety equipment Site Address : Field 310653 Bwoalliecowle Farm Staarvey Road Peel Isle Of Man Planning Officer: Miss Lucy Kinrade Photo Taken : 09.01.2020 Site Visit : 09.01.2020 Expected Decision Level : Planning Committee Recommendation Recommended Decision: Permitted Date of Recommendation: 04.02.2020 __ Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

C 1. The use hereby approved shall be for a limited period up until 31/12/2021 only, after which the building shall be restored to agricultural use. Reason: The development has only been found to be acceptable on a exceptional and short term basis because it meets a specific national need. C 2. There shall be no external storage of safety equipment at the site unless otherwise agreed in writing by the Department. Reason: To protect the visual amenities of wider landscape. C 3. All existing safety items currently being stored externally shall be removed or stored internally within 3 months of the date of the decision becoming final. Reason: In the interests of visual amenity. This application has been recommended for approval for the following reasons(s)

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                                      19/01354/C                                     Page  2  of  7

Given the exceptional circumstances of the current proposal is it is considered on balance that the temporary storage of TT and Festival of Motorcycling up to 31/12/21 is considered to be acceptable. A further conditions restricting external storage is also considered necessary in safeguarding the wider countryside landscape. Plans/Drawings/Information; This approval relates to drawing numbers 19/2980/01, 19/2980/02 and 19/2980/03, and a supporting statement prepared by Ellis Brown all date stamped and received 29/11/2019. __ Interested Person Status - Additional Persons It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4): Manx Utilities as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy. __ Officer’s Report THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN AND IS RECOMMENDED FOR APPROVAL THE SITE 1.1 The site is the immediate curtilage of an existing agricultural building which sits on the western side of the Staarvey Road approximately 850m south of the junction with the Ballakaighen Road. 1.2 The building is accessed by a long lane which passes the Bwoalliecowle farmhouse whose conversion and alteration to become a habitable dwelling was granted under 12/00306/B. The building and the farmhouse are the only structures on the land. 1.3 The barn was erected approved under 04/01472/B. A further two barns and a silage pit were approved under 12/01594/B but have not been implemented. 1.4 04/01472/B was proposed on the basis of "vital need" (applicant's agent's letter of 4th January, 2005) in relation to a holding of over 700 acres with some 700 head of cattle. A condition was applied that required the building to be used for agricultural purposes only. THE PROPOSAL 2.1 Proposed is the use of this building for the storage of TT and MGP/Festival of Motorcycling course safety equipment. The applicant's agent explains that Mr. Downey, one of the major shareholders has recently suffered poor health and has reduced his farming operations.

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                                      19/01354/C                                     Page  3  of  7

2.2 They currently hold the contract for the storage of the TT and MGP/FoM motorcycle race safety equipment and this expires after the 2021 race periods. They intend to apply to have the contract renewed and if successful, this would last for a further 5 years after that. The contract involves the storage, maintenance, cleaning, setting out and removal of the equipment. The equipment includes Recticel crash barriers, wrapped bales, straw bales, marshal shelters, TT storage boxes which contain marshalling equipment such as brushes, shovels along with fences and signage. They suggest that the bales are the same as those which could be stored here for agricultural purposes. 2.3 They clarify that hours of operation tend to be early morning from 0500hrs to late evening until around 2200hrs as operations tend to be organised to avoid rush hour traffic. The location is well suited to security, being out of the way of those looking to acquire memorabilia and away from residents who could be affected by comings and goings. PLANNING HISTORY 3.1 Aforementioned there have been a number of previous application at the site, most relevant in this case being the 2004 application, the others can be summarised as follows: o 12/01594/B Erection of two cattle shelters and two silage pits with associated hard standing and surface water drainage o 11/01363/B Creation of field access tracks o 04/01472/B Erection of an agricultural shed and creation of an access road onto Starvey Road PLANNING POLICY 4.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose and of High Landscape Value and Scenic Significance. A public footpath, PROW U87 runs as close as 56m to the north of the site. 4.2 There is therefore a presumption against development here and where the protection of the landscape is a priority, as set out in Environment Policies 1 and 2 and General Policy 3 of the Strategic Plan. The Plan makes provision for development in such areas where there is agricultural justification and there is no unacceptable environmental impact which outweighs the justification. This is why the building was approved in 2004 (albeit that the Strategic Plan was not then adopted but similar principles were applicable through the Isle of Man Planning Scheme (Development Plan) Order 1982 Written Statement). 4.3 Industrial development which would perhaps best describe the proposed use, is generally directed to land designated for such purposes and there are no policies which would indicate that an industrial use such as this would be acceptable in an area not designated for development. REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 German Parish Commissioners - No Objection (dated 29/01/2020) 5.2 The Department of Infrastructure Highway Services - Do not oppose (18/12/2019) 5.3 Manx Utilities - No objection (16/12/2019) - MU have indicated that Natural Gas Pipelines run through the area and that there is a separate easement with the landowner that

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                                      19/01354/C                                     Page  4  of  7

includes a requirement to provide permanent access and should any issues arise this can be dealt with by means of the easement. ASSESSMENT 6.1 Information submitted as part of the application indicates that the building and farm holding at Bwoalliecowle is no longer required for agricultural purpose and the building is currently redundant for use by the land owner only. This does not forego the fact that it could be operated for agricultural use by another person/farmer in the future. 6.2 The proposed storage of safety equipment used during the Island's annual racing periods TT and MGP/Festival of Motorcycling is fairly unique and reasonably specialist. The use is likely to require a significant amount of space due to the wide range of equipment needed, the quantities required to cover the entire racing course and the bulky size of some items such as marshal shelters and large crash barriers. 6.3 The IOM Strategic Plan states that industrial/storage uses should be directed to appropriately designated industrial areas sitting within the sustainable locations just outside of town or service centres. Unlike a general industrial storage use the proposal is not expected to generate any coming and goings to the site except around and during the high racing seasons. The location of the site is a stones throw from the racing course and with access points 'as the crow flies' to the Mountain Road. In terms of sustainability it could be argued that its location here is best suited for its purpose rather than within a more densely populated service centre, and that its space size requirement and infrequent operation could result in the loss of existing units that may be better left available for alternative and more intensive industrial operations. 6.4 Nonetheless, the proposal is a clear departure from the development plan, however it could be considered to some degree of national importance given the evidence available that demonstrate these racing periods bringing a significant contribution to the Islands economy. The TT & Festival of Motorcycling Economic Impact Assessment undertaken by the Cabinet Office concluded that both race periods "resulted in a net expenditure of £955,000 for Government, there is a much greater benefit to the wider economy of £31.7m, supporting an estimated 815 jobs in the Island's economy, and being a significant source of revenue for many businesses across various sectors". The provision of the necessary safety equipment for racing periods is vital for their continued operation and without these there could be significant impact on the Manx economy. 6.5 While this unique case is perhaps considered to be acceptable on an exceptional basis, the future agricultural use of the building should not be sterilised, similarly given the unknowingness of the future contract for the racing safety equipment it would be appropriate to add a suitably worded condition for a temporary approval only up to 31/12/2021. Being mindful of the visual impact and the wider countryside landscape it would also be reasonable to add a condition ensuring that items are stored within the building and not spread across the surrounding land. CONCLUSION 7.1 Given the exceptional circumstances of the current proposal is it is considered on balance that the temporary storage of TT and Festival of Motorcycling up to 31/12/21 is considered to be acceptable. A further conditions restricting external storage is also considered necessary in safeguarding the wider countryside landscape. INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

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19/01354/C Page 5 of 7 (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __ I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. Decision Made : ...Permitted... Committee Meeting Date:...17.02.2020 Signed : L KINRADE. Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report). Signatory to delete as appropriate YES/ See below Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

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19/01354/C Page 6 of 7 PLANNING COMMITTEE DECISION 17.02.2020 Application No. : 19/01354/C Applicant : Island Drainage & Groundworks Ltd Proposal : Temporary change of use of agricultural building to storage for TT and MGP / Festival of Motorcycling course safety equipment Site Address : Field 310653 Bwoalliecowle Farm Staarvey Road Peel Isle Of Man Planning Officer : Miss Lucy Kinrade Presenting Officer As above Addendum to the Officer’s Report As conditions cannot action development, the wording of condition 1 was revised to state that after 2021 the building 'may only be used for agricultural purposes' rather than 'shall be restored to agricultural use'. The Planning Committee unanimously agreed to support the recommendation of the officer including the revised condition wording. The Chairman specifically expressed that the proposal was only considered to be acceptable on the exceptional basis of the items being stored relating to the TT and racing periods. Conditions of Approval C 1. The use hereby approved shall be for a limited period up until 31/12/2021 only, after which the building may only be used for agricultural purposes. Reason: The development has only been found to be acceptable on a exceptional and short term basis because it meets a specific national need. C 2. There shall be no external storage of safety equipment at the site unless otherwise agreed in writing by the Department. Reason: To protect the visual amenities of wider landscape. C 3.

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19/01354/C Page 7 of 7 All existing safety items currently being stored externally shall be removed or stored internally within 3 months of the date of the decision becoming final. Reason: In the interests of visual amenity. This application has been recommended for approval for the following reasons(s) Given the exceptional circumstances of the current proposal is it is considered on balance that the temporary storage of TT and Festival of Motorcycling up to 31/12/21 is considered to be acceptable. A further conditions restricting external storage is also considered necessary in safeguarding the wider countryside landscape.