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                                      20/00190/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00190/B Applicant : Farmers Combine Limited Proposal : Use of site as an agricultural/storage service business (class 2.4) (retrospective), placement of 2 containers, associated parking and additional light industrial use (class 2.2) Site Address : 244 Jurby Industrial Estate Jurby Isle Of Man IM7 3BD

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 31.03.2020 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

N/A

This application has been recommended for approval for the following reason. Overall, it is concluded that the planning application is in accordance with General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings 01 and 02 both received on 19th February 2020.

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Interested Person Status - Additional Persons

None __

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE SITE IS NOT DESIGNATED FOR THE DEVELOPMENT WHICH IS PROPOSED

1.0 THE APPLICATION SITE

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                                      20/00190/B                                     Page  2  of  4

1.1 The application site is the curtilage of an industrial unit (hangar 244) 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.

2.0 PROPOSAL 2.1 The planning application seeks planning permission for the use of site as an agricultural/storage service business (class 2.4) (retrospective), placement of 2 containers, associated parking and additional light industrial use (class 2.2).

3.0 PLANNING HISTORY 3.1 There are no previous planning applications are considered relevant in the assessment and determination of this application.

4.0 PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area zoned as 'Airfield', under the Isle of Man Development Plan Order 1982. The site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application;

General Policy 2: 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:

(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; (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;

4.3 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."

4.4 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. As set out in Appendix 7.

4.5 Business Policy 5:

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                                      20/00190/B                                     Page  3  of  4

On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either: (a) the items to be sold could not reasonably be sold from a town centre location because of their size or nature; or (b) the items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; and, in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viability of the appropriate town centre shopping area.

4.6 PART 2 - OTHER OFFICE AND INDUSTRIAL USES 5 Class 2.1 - Office Use for the purpose of an office other than a purpose falling within Class 1.2. Class 2.2 - Light industry and Research & Development Use for all or any of the following purposes - (a) for any industrial process; or (b) for research and development of products or processes, being a purpose which can be carried out in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit. Class 2.3 - General industrial Use for the purpose of carrying out an industrial process other than a purpose falling within class 2.2. Class 2.4 - Storage or distribution Use for the purpose of storage or distribution.

5.0 REPRESENTATIONS 5.1 Jurby Parish Commissioners do not object (17.03.2020)

6.0 ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application is the principle and use of the building as proposed.

6.2 As the site is designated as an Airfield use, rather than industrial use, there isn't a automatic presumption in favour of industrial development. This designations essential includes the whole of the Jurby Industrial Estate. As such, the development is not in accordance with the designated use on the adopted Development Plan. The industrial estate has been in place for a significant time and in recent times, planning permission was granted for the erection of an industrial building on near this site and in the wider industrial estate. The Inspector considering that application (10/00587/B) states:

"The designation of the area including this site as having high landscape value and scenic significance seems either to have been a mistake or to have become out of date. It is difficult to see how this parcel of land, which is in an undistinguished landscape setting, is in effect surrounded by industrial premises and is close to development such as a go-kart track, can sensibly be regarded as justifying its landscape policy designation. As a matter of common sense, I judge that this aspect of policy should be given little weight. More up to date and realistic policy is contained in the adopted Strategic Plan, in which Jurby is designated as a "major employment area".

6.3 One of the aims of the plan is evidently to promote regeneration at Jurby. A previous proposal for an industrial unit on this other site was approved (evidently in about 2005). Other industrial development has been permitted and at least partly built close by" (paragraphs 9 and 10 of his report). He goes on to recommend approval of the application which was permitted by COMIN on 2nd August, 2010. The Planning Inspector for application 12/00015/B also comments that he does not disagree with the assessment by the previously Inspector in terms of the land use.

6.4 The Farmers Combine, have been operating from the site for a number of years and while not a full "industrial" use, they are an agricultural supplier who need a large open space as like most industrial companies. Accordingly, while they do not necessary fit within the "industrial class" they do have similarities and operate in a similar manner. They do not sell bulk goods to members of the public (namely farmers) from this site; rather the site is used for

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                                      20/00190/B                                     Page  4  of  4

the replenishing of their shop within Ramsey or to take stock from the site to be delivered by them to their clients. Accordingly, the proposal is considered acceptable.

6.5 The external parking of vehicles and two shipping containers do not raise any concerns.

7.0 CONCLUSION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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:...05.05.2020

Signed :...S BUTLER... 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/NO See below

Customer note

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