4 September 2024 · Planning Committee
Kattegat, Jurby Road, Sandygate, Ramsey, Isle Of Man, IM7 3ag
The application sought to vary condition 1 of the previous approval PA 21/01308/B, which had granted permission for a Viking settlement attraction on agricultural fields in the countryside, including various timber buildings like a long house, café, shop, forge, temple, farmstead, car park for 43 spaces, access, solar …
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The officer assessed whether material changes had occurred since the original approval of PA 21/01308/B, concluding no policy changes, new designations, legislation or unresolved objections existed to…
Strategic Policy 1
Requires efficient use of sites utilising existing infrastructure. Officer noted site access to Jurby Road and parking provision acceptable.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns/villages or countryside only in exceptional circumstances (GP3). Proposal accepted as unusual heritage interpretation use.
Spatial Policy 5
Design quality. Timber Viking-style buildings blend with wooded setting.
Strategic Policy 10
Integrated transport. Highway Services no objection post-safety audit.
General Policy 2
Development control considerations including amenity, highways, design addressed satisfactorily.
General Policy 3
Presumption against countryside development except exceptions like (h) 'buildings or works required for interpretation of... heritage'. Arguably fits Norse history attraction despite extent beyond pure interpretation.
Environment Policy 1
Protects countryside for its own sake unless overriding need. Visual impacts accepted as outweighed by heritage benefits with landscaping mitigation.
Environment Policy 4
Protected species. Bat survey and turbine condition ensure minimal impact.
Environment Policy 5
Protected habitats/species. Condition 15 aligns with bat survey mitigation.
Environment Policy 7
Protects watercourses. Inland Fisheries no objection with precautions.
Environment Policy 22
Prevents pollution. Conditions on kilns, events, construction.
Transport Policy 1
Access to existing routes. Jurby Road access approved.
Transport Policy 2
Links to routes. Visibility splays conditioned.
Transport Policy 4
Highway design. Road safety audit addressed.
Transport Policy 7
Parking standards. 43 spaces plus coach drop-off provided.
Business Policy 1
Promotes job opportunities. Supports new tourism business.
Energy Policy 4
Alternative energy assessed against plan. Micro wind turbine with bat mitigation.
Phase 1 removal if Phase 2 not completed
All buildings (i.e. Workshop, Office, Tool Shed, Log store, Toilet, Utility, Solar battery)/solar panels/wind turbine/car park/access/access lanes approved within phase 1 shall be removed completely from the site and the land seeded with grass: o within 3 years of the date of this decision becoming final, in the event that work on phase 2 has not been fully completed; or o within 18 months of the buildings in phase 2 last being used, in the event that the buildings in phase 2 are completed and subsequently unused for a period exceeding 12 months.
Phase 2/3 removal if unused
In the event the works approved under phases 2 and /or 3 are completed and un-used for a period exceeding 12 months they shall be removed from site and the land seeded with grass within 18 months of the buildings last being used.
Approved details
The development shall be carried out in accordance with the approved details, including supporting statement, unless otherwise required by the conditions attached to this notice.
No residential use
For the avoidance of doubt no approval is hereby given for the use of any building approved under this application to be used as a residential dwelling and shall only be used in associated of the operation of the Viking settlement attraction (and such use shall exclude overnight accommodation for staff or visitors).
Event limits
No more than three events (i.e. wedding events or similar) shall take place in any one calendar year, and no more than 1 event shall take place in any 4 week period unless otherwise agreed in writing with the Department. This restriction does not include the uses of the site as a Viking attraction.
Event closing time
Each evening event (i.e. wedding) shall cease by midnight and no guests shall be permitted to remain on the site for more than 30 minutes following the event ceasing.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Visibility splays
The visibility splay(s) identified on the visibility plan dated 19.10.2021; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (tree planting) showing, type, size and position of each and additional hedgerow and/or sod banks along the car parks eastern and southern boundaries. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the site, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping should include details of the surface finish of the roadways/access. The hard landscaping works shall be completed in full accordance with the approved details prior to the operation of the site.
No wetland
No approval is hereby given for the development of any open water wetland within the site.
Café/retail ancillary
The café and retail units as shown on drawings Site Plan 2 and Building Plan 2 shall only be operated in associated with the Viking Village attraction and shall not be operated independently from this approved use.
Kiln details
No kiln shall be installed or operated at the site unless in accordance with details which have first been approved in writing by the Department
Approved works list
For the avoidance of doubt only the following works/buildings/structure are hereby approved by this planning application; [full list as in document including approved items in fields 211114, 214150, 214149 and not approved wooded cabin/residential].
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order (2012) and Town and Country Planning (Permitted Development) (Temporary Use or Development) Order 2015 Schedule 1 Class B or any order amending or replacing these orders, no development may take place at the site other than in accordance with an approval set out within a specific planning application.
Wind turbine bat mitigation
The wind turbine hereby permitted shall be carried out in strict accordance with the impact assessment and mitigation sections of the Bat Survey Report (compiled on 02/08/2024) prepared by Manx Bat Group namely the following; - the operation of the wind turbine is limited to the period between October to end March
no highway interest
no objections provided no adverse effect on adjacent watercourse and precautions against harmful materials
acceptable subject to condition limiting wind turbine operation to October-end March per bat survey
no objection, propose adding site as pre-defined stop for FLEX and Village Connect services
DEFA Ecosystem Policy initially objected to the micro wind turbine due to potential bat and bird impacts but agreed to a conditional no objection limiting operation to October-March per the Bat Survey Report; Highways had no interest; DEFA Fisheries had no objections with precautions for the watercourse.
Key concern: potential harm to bats and birds from micro wind turbine located adjacent to broadleaved woodland with bat records
Ecosystem Policy Officer
ObjectionEcosystem Policy Team are not content with the micro-turbine; precautionary approach should be applied to free standing micro-turbines and it is the Ecosystem Policy Teams recommendation that they should not be located within 30m of known bat flyways or known bat roosts; initial recommendation that turbine is omitted from this application
Conditions requested: bat and bird activity surveys and Preliminary Ground Level Tree Roost Assessments for bats; survey reports, updated plans and mitigation details prior to determination
Ecosystem Policy Officer
Conditional No ObjectionI can confirm that we would be content with a condition worded as below.; That’s great, thank you.
Conditions requested: The wind turbine hereby permitted shall be carried out in strict accordance with the impact assessment and mitigation sections of the Bat Survey Report (compiled on 02/08/2024) prepared by Manx Bat Group namely the following; the operation of the wind turbine is limited to the period between October to end March
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/00603/B
DEFA Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse
Conditions requested: precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
