Planning Statement JDW Engineering

Planning Statement

IN SUPPORT OF PLANNING APPLICATION SEEKING DETAILED APPROVAL FOR EXTENSION TO EXISTING AGRICULTUTRAL BUILDING/WORKSHOP

AT

JDW ENGINEERING LTD

LAND ADJACENT TO CLOSE VEG, GLEN DARRAGH ROAD,

GLEN VINE,

ISLE OF MAN.

IM4 4BE

RECEIVED ON 7 9 JUL 1916 DEPT OF ENVIRONMENT FOOD AND AGRICULTURE

Kaz Ryzner Associates

Chartered Town Planning Consultants

36 Woodlands Park, Guildford, Surrey. GU1 2TJ.

Tel: 01483 570982

Email: [email protected]

JULY 2016

Contents

1. Introduction ..... 1
2. Relevant Planning History ..... 1
3. Relevant Planning Policy ..... 3
4. The Proposals ..... 3
5. Summary Grounds in support of Application ..... 4
6. Recommendation ..... 5
7. Appendices - Relevant Decision Notices ..... 6

Planning Statement

Jdw Engineering Ltd

Detailed Planning Application for Extension to Existing Agricultural Building/Workshop<br>at<br>JDW Engineering Ltd<br>Land Adjacent to Close Veg, Glen Darragh Road, Glen Vine<br>Isle of Man.

1. Introduction.

1.1 This Planning Statement is submitted in support of an application submitted on behalf of JDW Engineering Limited ("the Applicants") that seeks detailed approval for an extension to the Applicants' existing business premises located at land adjacent to Close Veg, Glen Darragh Road, Glen Vine ("the Site"). 1.2 The Applicants' company has operated on the Site for a period in excess of 25 years maintaining and repairing agricultural machinery as well as selling and supplying agricultural related equipment and vehicles to the local agricultural community. 1.3 The above uses of the Site by the Applicants' company operate under a Certificate of Lawful Use agreed on 12th January 2012 under planning reference PA. 11/01588/LAW a copy of which is provided in the Annex to this Planning Statement.

2. Relevant Planning History.

2.1. In addition to the Certificate of Lawful Use referred to above, the following planning applications represent the relevant planning history for the Site.

Planning Application PA. 12/00109/B.

2.2. This application requested approval for an extension to the existing agricultural workshop, the creation of a sod hedge and an increase to the curtilage of the existing yard area. 2.3. This application was refused by the Senior Planning Officer under delegated function for the following reason; "The proposed development would result in an unacceptable intrusion into the countryside which would have a harmful impact on the character and quality of the countryside which would be contrary to Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan." 2.4. On the recommendation of the Independent Inspector, a subsequent appeal submitted by the Applicants was dismissed by the Minister on the following grounds; "The proposed development is contrary to Environment Policies 1 and 2 as defined by the Isle of Man Strategic Plan 2007 in that it would result in an unacceptable intrusion into the countryside which would have a harmful impact upon its character and quality." 2.5. In his report, amongst other considerations the Inspector expressed concern regarding the enlargement of the Site taking part of an agricultural field into the developed area. The previously proposed enlargement of the curtilage of the Site is no longer proposed with the current application limited to an extension to the existing building. Also, of material consideration is the fact that the proposed extension is almost smaller than previously proposed.

Planning Application PA. 15/00251/B.

2.6. This application sought and received approval by decision notice dated 13th April 2015 for external alterations to the existing workshop building including marginally raising the roof height by 610 mm . There were no objections to the proposed alterations and additions to the existing building.

2.7. For reference purposes, copies of the decision notices relating to the above applications are also provided in the Appendix to this Planning Statement.

3. Relevant Planning Policies.

3.1. The Site lies within an area designated as open space and located within a broader area of High Landscape Value and Scenic Significance in The Isle of Man Planning Scheme (Development Plan) Order 1982. 3.2. Under Environment Policy 1 of the Strategic Plan there is a general presumption against development in the countryside. However, the use of the main building for which the Applicants seek an extension to has been granted a Certificate of Lawfulness as part of the Site's use as an agricultural machinery dealership. It is not considered that the proposed extension will have an unacceptable impact on the countryside.

4. The Proposals.

4.1. The submitted plans confirm that the proposals will add a further single bay to the existing three bay building. The additional bay will measure approximately 4.5 metres by 12.2 metre. The roof height of the bay and existing building will be increased to the height granted approval under PA. 15/00251/B. 4.2. The proposed addition will provide an additional 55.74 square metres of floorspace which is far less than the 92.65 square metres extension previously proposed. 4.3. The purpose of the additional modest bay extension is to provide a covered area to facilitate storage and repairs/maintenance of agricultural machinery and vehicles as part of the existing approved operations on the Site. For several years machinery and vehicles have had to be parked and stored outside causing issues of health and safety, security and deterioration of items left out in the open. The proposed bay will include access doors at each end together with an emergency fire exit door.

4.4. The submitted plans also indicate details of parking for both staff and visitors which is provided in accordance with the parking requirements of the Appendix 7 of the Isle of Man Strategic Plan. No additional staff are proposed and the addition will not intensify the existing use of the current operation. 4.5. Photographs are provided illustrating the Site and the existing building as well as views from the railway trail to the west.

5. Summary Grounds in Support of the Application.

5.1. The following provides a summary of the grounds in support of the proposals.

• The Applicants' business on the Site as primarily an agricultural machinery dealership operates with the benefit of a Certificate of Lawful Use.
• The Applicants live on the adjoining properties and are both full time operators of the existing business. Mr William Collister and Mr John Collister reside in Close Veg and Close Kiare respectively.
• The proposals represent material changes to the previously refused application PA. 12/00109/B which requested approval to extend the curtilage of the operations into the countryside and an addition to the existing building. The current proposal will provide 55.74 square metre of additional floorspace as opposed to the previously refused extension which measured 92.65 square metre.
• In addition to a significant reduction to the previously proposed extension, the previous extension to the existing curtilage was identified as a concern by the previous Inspector. The current application excludes this previously proposed curtilage extension.
• Then proposed development is not intended to increase or intensify the existing uses on the Site but provide for the improvement to the existing operations.
• The proposals will provide a much needed additional covered area to store and service agricultural machinery that will improve health and safety considerations, security and deterioration of machinery stored outside.

• The proposed design will extend the existing building in keeping with the present building and will not unacceptably visually impact either the adjoining countryside or local residential amenity.

6. Recommendation.

6.1. It is respectfully requested that approval be granted for the Applicants' modest proposals subject to any reasonable conditions considered appropriate.