DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 20/00921/D Applicant: Public Estates & Housing Division Proposal: Erection of illuminated totem entrance signs and non-illuminated directory signs and building numbering signs Site Address: Jurby Ind Estate Jurby Industrial Estate Jurby Isle Of Man Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.10.2020 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The advertisement(s) hereby granted consent shall be begun before the expiration of four years from the date of this notice. Reason: To avoid the accumulation of unimplemented advertisement consents.
• C 2. Prior to the installation of any totem a detailed design of the totem is required to be submitted and approved in writing by the Department and this approved scheme is required to be fully adhered to. Reason: In the interest of the visual amenities of the area.

This application has been recommended for approval for the following reason. It is considered that the proposal would comply with General Policies 2, 6, 7 & 8 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings 101, 102, 103, 104 and 105 all received on 12th August 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The sites form part of the Jurby Industrial Estate in Jurby, with the two entrances/exits points of the by-pass road which adjoins the Coast Road and Jurby Road and various locations within the estate and along the by-pass being of interest.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of illuminated totem entrance signs and non-illuminated directory signs and building numbering signs. In total there would be a total of 10 signs throughout the estate, two Entrance Totem Signs, two Directional Signs and 6 Finger Post Signs. - 2.2 The works are being undertaken in line with the "Jurby Initiative" project which are to improve the area as a whole, whilst providing new industrial units etc and directing visitors better.

- 3.0 PLANNING HISTORY

3.1 There are no previous planning applications which are considered to be specifically material in the assessment of the current application. - 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area designated as "Airfield" identified on the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. Given the nature of the application and its history of approval for industrial development, it is appropriate to consider the following planning policies:

4.2 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;
• (l) 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."

4.3 General Policy 6 states: "Within our towns and villages, the display of external advertisements will be permitted on the site or building to which they relate provided they:

• (a) are of a high standard of design and materials and relate well to the building and site on which they are to be displayed;

• (b) are in keeping with and do not detract from the surrounding area; and
• (c) are located so as not to cause a highway safety hazard."

4.4 General Policy 7 states: "Within our towns and villages, the display of external advertisements on sites or buildings other than those to which they relate will not generally be permitted." - 4.5 General Policy 8 states: "Within rural areas the display of external advertisements will be permitted only where:

• (a) they are located on or directly next to the premises to which they relate;
• (b) they do not detract from the appearance of either the immediate area or the landscape;
• (c) they are normally constructed of traditional materials unless the nature of the display or location would render such materials inappropriate;
• (d) any illumination, which will be permitted only where it is essential, is kept to a minimum and is so hooded as to prevent undesirable escape of light;
• (e) they are located so as not to cause a highway safety hazard; and
• (f) any illumination will not have an adverse effect on areas of ecological value."

- 5.0 CONSULTATIONS

5.1 DOI Highways Services do not object to the application (28.08.2020).

5.2 Jurby Parish Commissioners (14.09.2020) made the following comments: "Jurby Parish Commissioners are disappointed that there was no consultation with them before this application was taken to planning, especially as members have considerable knowledge of the history of the site from the building of the Airfield through to the present day, as well as of the needs and wishes of the residents of Jurby.

We acknowledge that the Industrial Estate itself does need a major 'tidy up' before any other aspects are considered to encourage new businesses, and that the recent ad hoc additions of buildings and lack of proper signage, cohesion and branding do not make for an interesting or attractive environment. But there is already an interesting history to build on not just to be obscurely alluded to in the ways proposed in this application.

Name and characterisation Aerial views of the airfield show that it is surrounded by farmland and of course the airfield was originally farmland, but the only reference to farming in the Mind Map is to cornfields in the grasslands. The park theme is not sympathetic to the natural countryside environment and the name Airfield or Jurby Airfield would be more appropriate. This is not a retail, business, residential or recreational park, and the use of Avenue and Close are equally confusing and inappropriate, suggesting a dreary 1950s housing estate.

The Totems The stark girder-like corten steel 'Jurby totems' are suggested to reference the less attractive landscape features of RAF Jurby, the chimneys, masts, water tanks, but the inevitable question people will ask is, "What are they supposed to be?" The figure 80, presumably referring to the airfield being 80 years old in 2019, will have no relevance in 5 or 10 years time. We would prefer a more obvious totemic reference to the history of the site, such as an allusion to the elliptical wing of a Spitfire, or a more modern aerofoil design, with softer lines and colour. More verticality and visual interest could also be introduced by the addition of windsocks.

External Lighting If the area was intended to be a park in the real sense then the proposed lighting scheme might be considered appropriate, but who are the people who will benefit from the enrichment of the night time environment in Jurby? At the end of the working day there will be no one there. Will this elaborate and expensive scheme attract more businesses to Jurby or even be

seen by anyone other than a few passing motorists or dog walkers? Is the 'Park' intended to be a public space for the community?

In short the proposed rebranding is considered to be confusing and out of keeping with the estate's surroundings. The estate is being rebranded as a Park, which it is not, and the proposals offer little added value to the tenants of the estate or to the residents of Jurby."

• 5.2.1 In responses the Applicants (DOI) met with the Jurby Commissioners to discuss the proposals (12.10.2020) and the applicant's letter dated 20th October outlines the discussions.
• 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of the application are; potential impact upon the street scene and highway safety.

Potential impact upon the street scene

6.2 The proposed signage works would all result in a significant improvements to what current existing and provides an enhancement to the main entrance points into the Jurby industrial Estate including providing an improved to direct visitors at the entrascne and throughout the estate.

6.3 lightened of the entrances signs would be the uses of internal LED strip lighting and uplifting located in the gravel plinth to the totem, The lighting has been designed to minimise glare and will be installed with a time clock so the time the lighting is on can be controlled.

6.4 In terms of the design of the totem it is considered a condition can be attached which requires the final design prior to it being installed. The concerns of the Commissioner's appear to have been overcome by the design of the totem having an airfield theme (due history of the area). In relation to the name this is not an issue that the planning application can consider. The lightning as explained by the applicant's low level lightening for the landscape and totems to help improve the ambience of the estate to the main access road through the estate. - 6.5 Overall, it is considered an arrangement of units as shown and their size, design and finish would be appropriate for the site, and would not unduly affect the visual amenities of the street scene. Highway safety - 6.6 Highway Services have considered the proposals and it is presumed the proposals create no highway safety issues. Given the lack of any objection it is considered the works would be acceptable from this respect

- 7.0 CONCLUSION

7.1 For the reasons outlined above it is considered that the proposal would comply with General Policies 2, 6, 7 & 8 of the Isle of Man Strategic Plan 2016 and it is therefore recommended that the planning application be approved. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Control of Advertisements) Regulations 2013 (As Amended), the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• o The local authority in whose district the land the subject of the application is situated.
• o the Highways, Ports and Railways divisions of the Department of Infrastructure. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than those explicitly listed above) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 02.11.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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