14 October 2024 · Planning Committee
Site Compound, Jurby Industrial Estate, Jurby, Isle Of Man, IM7 3bd
The site is an existing self-storage facility in Jurby Industrial Estate, comprising stacked shipping containers with metal stairs and green fencing. The proposal adds a second storey of 16 storage units over an existing unauthorised single-storey section in the car park, measuring 19.5m long, 6m wide, and 5.3m tall, w…
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The officer recommended approval as the proposal results in no harm to neighbouring properties or the highway network, and no adverse visual impact or harm to area character.
General Policy 2
Requires consideration of visual impact, neighbour amenity, and site character. Officer assessed the proposal as congruent with existing stacked containers and estate's mixed industrial styles, with crinkled profile finish diminishing impacts, and 44m separation protecting neighbours.
Strategic Policy 1
Promotes efficient land use. Proposal redevelops underutilised car park parking for storage expansion, justified by demand and economic benefits.
Strategic Policy 10
Supports appropriate development. Contributes to no harm overall, aligning with storage in industrial estate.
Business Policy 1
Encourages employment growth if policy-compliant. Existing approval established storage principle; expansion meets demand, supports local businesses.
Transport Policy 4
Requires no highway safety risks. No changes to access; low traffic confirmed by data and Highways.
Transport Policy 7
Standard 1 space/100sqm for storage/distribution. Departed from due to self-storage specifics (UK guidance, traffic surveys showing low usage), accepted by Highways.
Environment Policy 23
Considers adverse impacts on neighbours from alterations. No significant activity increase affecting amenity due to separation and access.
Environment Policy 42 - character and need to adhere to local distinctiveness
Adhere to local distinctiveness and character. Matches estate's varied industrial buildings; not dominant unlike refused prior scheme.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Materials - colour
The proposed storage containers as shown on drawing referenced 103, shall be coloured dark green and retained as such thereafter. Reason: In the Interests of visual amenity of the site and surrounding area.
No external storage or activity
No items of machinery or any equipment or other goods shall be kept outside of any containers, and all activities shall be undertaken within the containers as shown on drawing 103 unless otherwise approved in writing by the Department. Reason: To protect the neighbouring amenity.
Removal if disused
In the event that the containers hereby approved are not used or required for storage purposes for a period exceeding 12 months, the containers and fencing hereby approved shall be removed and the ground restored to its former condition within 18 months of its last use. Reason: This approval has been exceptionally approved solely to meet the storage need and its subsequent retention if left abandoned could result in an unwarranted visual impact.
No retailing
There shall be no retailing from the storage units. Reason: For the avoidance of doubt, and to ensure the development takes place in accordance with the approved details.
Use limited to storage
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019, the use hereby approved shall be limited to storage. Reason: For the avoidance of doubt, to ensure the development takes place in accordance with the approved details and in the interest of the local amenity.
No external waste storage
No waste or any other such material shall be stored outside of the containers unless otherwise agreed in writing by the Department. Reason: To protect the character and environment of the site and wider area.
Parking retention
The car parking area hereby approved shall at all times be made available for the parking for visiting customers and shall be retained available for such use. No vehicle may be left over night within the parking area. Reason: To ensure adequate parking is provided given the reduction in parking spaces.
Raises no significant road safety or highway network efficiency issues, no objection. Aligns with UK self-storage parking standards.
Highway Services Division issued a Do Not Oppose (DNO) response to application 24/00834/B, confirming no significant negative impacts on highway safety, network functionality, or parking.
Key concern: potential for unacceptable on-street parking due to reduced spaces
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Highway Services Development Control
No ObjectionThe applicant has provided sufficient evidence that the resultant loss of parking and increase in units will not result in an unacceptable level of on-street parking or significant negative impact on network efficiency or road safety.; The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the application.; Recommendation: DNO; For a site of less than 100 units, the UK guidance estimated an average daily vehicle rate of 6.5, with most sites only having 2-3 simultaneous vehicles at any given time.
