5 October 2017 · Planning Committee
Car Park, Tynwald Mills Road, St Johns, Isle Of Man, IM4 3ab
The proposal involved erecting a large white PVC marquee measuring 30m x 20m (600sqm) and 7.3m high on a crushed stone overflow car park north of Tynwald Mills retail centre in a rural valley alongside the River Neb.
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The officer assessed the proposal against the same key issues as the previous refused application (15/01276/B), upheld on appeal: principle of development, visual impact, sustainability/location, high…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires development in settlements or justified countryside exceptions. Site is outside settlements in countryside; proposal fails as no overriding need or alternative shown, same as prior refusal.
General Policy 3
Permits limited countryside development types. Marquee does not qualify under exceptions; represents unwarranted new building in rural area.
Environment Policy 1
Protects countryside for its own sake unless overriding national need with no alternative. Bulky marquee adversely affects undeveloped rural character; no such need demonstrated.
Spatial Policy 5
New development in defined settlements or per GP3 countryside exceptions. Site not zoned; marquee contravenes as new countryside structure.
Strategic Policy 10
Promotes integrated transport minimising car trips, using public transport, safe highways, pedestrian access. Site lacks bus service, footpaths; narrow unlit roads increase car dependency and hazards.
Environment Policy 22
Prohibits unacceptable noise/light pollution harming amenity. Ice rink use risks unneighbourly noise in quiet rural area; no mitigation evidence provided.
Policy C/P/3 St John's Local Plan
No further buildings at Tynwald Mills Centre except minor tourist/craft alterations. Marquee counts as building; site not approved for retail/car park, contravenes explicit prohibition.
Do not object but request conditioning to Christmas period only with robust removal date without exception or appeal. Query unauthorised change of overflow car park from agricultural land.
Highways Division recommends refusal due to inadequate road infrastructure and lack of evidence addressing prior refusal grounds; German Parish Commissioners have no objection but request conditions limiting to Christmas period and clarifying site status.
Key concern: inadequacy of the surrounding road and road junctions to serve the development
Department of Infrastructure (DOI) Highways Division
Objection'the inadequacy of the surrounding road and road junctions to serve the development, there would be increased potential for conflict between cars, and between cars and other road users to the detriment of safety, contrary to Policy C/P/3 and paragraph 9.4 of the St John's Local Plan, and contrary to Strategic Policy 10, Transport Policy 1 and Transport Policy 4 of the Isle of Man Strategic Plan 2016.'; In the absence of such evidence and given the recent date of the refusal notice Highway Services recommends refusal of this application on the above stated grounds.
German Parish Commissioners
Conditional No ObjectionWhilst the Commissioners are not objecting to this application they feel that there should be a condition attached to the application that it applies for the Christmas period only; they would like to see a robust condition attached with reference to the removal date for the marquee without exception or appeal.; any reference to this site as an overflow car park as no planning permission has ever been granted to the board's knowledge to form this agricultural land into a car park and it should not be so designated by stealth.
Conditions requested: condition attached to the application that it applies for the Christmas period only; robust condition attached with reference to the removal date for the marquee without exception or appeal
