CHIEF SECRETARY'S OFFICE

Oik yn Ard-Scrudeyr

Our Ref: DF12/0019 Planning Application Ref.No: 12/01010/B

THE TOWN AND COUNTRY PLANNING ACT 1999

TOWN AND COUNTRY PLANNING DEVELOPMENT (PROCEDURE ORDER) 2005

Planning Secretary Department Of Infrastructure Planning And Building Control Division Murray House Mount Havelock Douglas

| Applicant: | Farmer Combine Ltd | | --- | --- | | Proposal: | Cladding works to existing Industrial Unit, Unit 244 Jurby Industrial Estate Jurby Isle Of Man IM7 3BD |

In accordance with paragraph 10 of the above Order, the person appointed by the Council of Ministers to consider this application has submitted his report. In accordance with paragraph 10.3(a) and (b), a copy of the appointed persons report is enclosed. On the 25th October 2012, and after consultation, the Council of Ministers accepted the recommendation contained within that report and the application was approved subject to the conditions specified below.

| Date of Issue: 30th October 2012 | | | --- | --- | | Chief Secretary's Office | | | Government Offices | Mr W Greenhow ACMA | | Bucks Road | Chief Secretary | | Douglas | |

CONDITIONS OF APPROVAL:

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This approval relates to physical alterations to industrial unit, as shown in drawing no.12/938/2 and 12/938/3, both received on 12th July 2012.

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12/01010/B

Report on Planning Application No 12/1010/B

Written Representation Case

Site Inspection: 24 September 2012

Application by: Farmer Combine Ltd, for over-cladding works to an existing industrial unit at Unit 244, Jurby Industrial Estate, Jurby, Isle of Man IM7 3BD

Introduction

1. This application is one in which the Department of Infrastructure has a 'direct interest' as landlord of the building and the application is, therefore, for determination by the Council of Ministers. This report provides a brief description of the application site; the development for which approval is sought and a summary of the written statement by the Planning Authority which includes background information and relevant planning policy. My assessment, conclusions and recommendation then follow.

The Application site and the building

2. The appeal building is located in the south western part of the Jurby Industrial Estate in the Parish of Jurby. It lies close to the boundary of the estate and to the north east of the island's prison. The building is one of a number of large, steel industrial units and was initially used as a hangar when the site and the surrounding area was in use as an airfield.

3. The grey corrugated sheeted building measures about 50m x 30m and has a ridge height of around 8m. Towards its south eastern end there is a small pitched addition on the roof, similarly clad, which is referred to as the 'Top Outlet'. This small box structure is around 4m² and 3m in height. It is proposed to remove this addition as part of the re-cladding works. The existing cladding is in poor condition and the building does not enhance the appearance of this part of the estate.

Proposed Development

4. The application seeks approval for the complete re-cladding of the building and the removal of the 'Top Outlet'. The proposed, new, grey coloured cladding is a proprietary product called 'Steadmans Goosewing Grey' and this would be applied to all walls and pitched roof surfaces. The corners, eaves, bottom drip flashings and down pipes would be finished in 'Poppy Red' plastisol. This grey and red colour scheme would match other nearby units which have already been re-clad.

Background information and relevant policy

5. Various alterations and installations have been approved since 1984. These include the re-building of an end wall; installations of a weighbridge and oil tank; relocation of exhaust ducts and the erection of security fencing. The latest permission was granted in 2009 by The Council of Ministers and was for the replacement of hangar doors (09/02008/B).

6. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982, the site falls within the boundaries of the designated (former) airfield and also within an area of High Landscape or Coastal Value and Scenic Significance (HLCVSS). There are also two relevant Isle of Man Strategic Plan policies (IOMSP) and these are General Policy 2 (GP2) and Environment Policy 2 (EP2).

Planning Statement

7. The gist of the points made by the planning authority is as follows:

• Although located within a HLCVSS, much regard must be afforded to the fact that the site is within an established industrial estate.
• It is also in an isolated location and has no residential properties or principal public thoroughfares in close proximity.
• In reaching a decision it should be considered whether approval would be reasonable given the use of the building, the site and the surrounding area of the existing estate and the proximity of the site from public viewpoints.
• These factors must be balanced against the effect of the proposal on the character of the HLCVSS bearing in mind that the proposal should not cause any undue harm.

Others

8. No other representations were received during the statutory consultation period and none have been received since the appeal documents were submitted to the Chief Secretary's Office.

Assessment and Conclusions

9. The main consideration in this application is the effect of the proposal on the character of the HLCVSS, having regard to the land use designation and the current use of the industrial estate.
10. Over recent years many permissions have been granted on this Industrial Estate and so, although the land use zoning of the 1982 Order still places it within the boundaries of a designated Airfield, the current material planning circumstances need to be taken into account.
11. In this case I agree with the planning authority that, in reaching a decision, it should be considered whether approval would be reasonable given the use of the building, and that these factors must be balanced against the effect of the proposal on the character of the HLCVSS.
12. In my view it is reasonable to allow this particular proposal. It is for an appropriate industrial use on this established industrial site and, in economic terms, this can only be beneficial to the island. The existing building, with its old dilapidated cladding and obtrusive 'Top Outlet' detracts from the appearance of the other more modern and recently clad structures. It's re-cladding in the manner proposed would improve the character and appearance of the estate in this part of the HLCVSS. I consider, therefore, that the proposal accords with policy EP2 of the IOMSP in that it would not harm the character and quality of the landscape, the character and appearance of which would be preserved.
13. In conclusion and after consideration of all of the material planning considerations, I consider that this proposal should be allowed to proceed.

Recommendation

14. I recommend that planning approval be granted subject to the two conditions set out in the planning authority statement dated 30 August 2012