5 March 2019 · Planning Committee
Water Gardens Jurby Coast Road, Postal Locality, Jurby West, Isle Of Man, IM7 3as
The proposal seeks approval in principle for a new detached dwelling on the 3060sqm site of the former Jurby Water Gardens, a closed garden centre with 800sqm of buildings (including a 720sqm main greenhouse) and 912sqm of hardstanding, located in the countryside within an Area of High Landscape or Coastal Value and Sc…
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The site is in the countryside, not zoned for development, triggering a presumption against new dwellings under ENV1 (protect countryside unless overriding national need), GP3 (development only permit…
Spatial Policy 5
Requires new development within defined settlements, only in countryside per GP3. Site outside settlements but justified via GP3(c) exception for previously-developed land.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. Officer noted conflict but overriding via GP3(c) as redevelopment improves site.
Environment Policy 2
Protects AHLV landscape character unless no harm or essential. Single-storey dwelling with reduced footprint would not harm and improve versus existing structures.
General Policy 3
Prohibits development outside zoned areas except (c) previously-developed land with redundant use where redevelopment reduces/improves landscape impact. Site meets all tests: significant buildings (800sqm), redundant garden centre, smaller dwelling reduces visual/traffic impact.
Housing Policy 4
New housing primarily in towns/villages or exceptions. Site uses GP3(c) exception as no agricultural/replacement housing applies.
Transport Policy 4
Highways must accommodate generated traffic safely. Existing access adequate; less traffic than former use.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
Reserved matters submission deadline
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Approval of reserved matters
Approval of the details of siting, design, external appearance of the building, internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
Single storey dwelling
The new dwelling must be single storey. Reason: To ensure the visual impact of the development has a reduced impact to the landscape and the wider environment.
no comments or objections to the application
no highway objection to the proposal as the single dwelling should create less traffic than the existing garden centre use
Highway Services initially objected due to inadequate visibility splays and unsustainable location but later withdrew objection after confirming only one dwelling; Jurby Parish Commissioners had no objections.
Key concern: visibility splays do not comply with visibility standards
Highway Services Division
ObjectionHighway Services opposes the application as it has not been demonstrated that the site access would have visibility in accordance with visibility standards and be safe.; The site is not in a sustainable transport location for the proposed residential use which is not ideal.
Conditions requested: applicant is requested to undertake a speed survey (which Highway Services can carry out for a fee)
Highway Services Division
No Objectionthere is no highway objection to the proposal as the single dwelling should create less traffic than the existing garden centre use.
Jurby Parish Commissioners
No ObjectionJurby Parish Commissioners have now considered the above proposed development, and have no comments or objections to submit thereon.
