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1200979
1.1 The site is situated on the A40 to the south of St Johns village centre and Tyhwald Hill. The buildings on the site have been empty for several years and previously accommodated the Isle of Man Central Auction Mart and the Farmers Arms, Public House. The auction mart can no longer be used due to its proximity to a water course and has been closed. The land was acquired by DOI Properties Division in 2010. The Farmers Arms has been empty for a number of years and was actively marketed for a considerable period for use as a public house or as a development opportunity but without success. The property was bought by DOI Properties Division in Jan 2011 to consolidate the land holding with a view to further redevelopment.
1.2 The St Johns Local Plan 1999 shows the land use for the main part of site as Commercial and Public House. A small triangle of land immediately adjacent to the river is zoned as Open Space. On the Local Plan the Open Space is separated from the main area of the site by a Public Footpath (Heritage Trail). However, on the ground the footpath actually runs northwards along the A40 for some 40m crossing the River on the road bridge before turning westwards again to regain the course of the old railway line.
1.3 An application to demolish the buildings on the site has been approved by the Director of Planning and Building Control. A copy of the Demolition Notice 12/00011/BCD dated 2nd May 2012 is attached at Appendix A.
2.1 The land usage, in the areas immediately adjacent to the site, is predominately residential and it is considered that the most suitable future use for the land would be for residential development. It is proposed that this includes the small triangle of land designated Open Space, but which is separated from the main area of Open Space by the river. If left undeveloped the area is likely to become derelict and could possibly attract illegal parking and fly tipping.
2.2 The development of the site has been discussed with the Department of Infrastructure, Highways Division and it has been agreed that a suitable access onto the A40, including adequate sight lines, could be formed at the southern end of the site. The location of the access and sight lines are indicated on drwg 42PROP/0101/10 which is included in the Planning Application.
2.3 Both foul and surface water drains are available adjacent to and on the site and it is considered that they would be adequate serve the development. Some diversion of existing drainage may also be required dependant on the layout. A copy of an extract plan showing existing block drainage is attached with the application.
2.4 The Isle of Man Strategic Plan, Chapter 10, Policy 4 states that development involving the loss of local shops and public houses will only be permitted if it can be demonstrated that the use is no longer commercially viable. The Farmers Arms was originally built in conjunction with the Douglas to Peel railway line and operated as the Central Hotel adjacent to St Johns Station. With the demise of the railway and establishment of the Auction Mart it was taken over and renamed the Farmers Arms, getting regular trade from the farming community on auction days. With the closing of the Auction Mart and diminishing local trade the Farmers Arms has struggled over recent years and has changed hands a number of times. The pub which closed for business some years ago is now rundown and dilapidated. It was actively marketed for a considerable time but failed to attract a buyer and was eventually purchased by Properties Division to consolidate their land holding.
2.5 St Johns is a small village with around 1,000 residents. It already has a successful pub on the main road in the centre of the village, 200 metres away from the site. There is a cafe and tearooms across the road from the pub and a further cafe in Tynwald Mills 250m north of the village centre. In the surrounding area there are a further two public houses within 3km of the village and several more in Peel 4.5km away. On the basis of the above it is not considered that it would be commercially viable to refurbish or redevelop the site to include a public house.
3.1 St Johns is well situated on the main cross island road between Douglas and Peel. It has a regular bus service connecting with both and is within easy commuting distance from Douglas. The site itself is close to the centre of the village and within easy walking distance of all village amenities including Primary School, shop, pub and cafe.
3.2 The site would provide much needed land for new housing on a 'brown field site' within an existing community. The development of residential units would add to the vitality of the village and replace existing rundown and redundant buildings.
Compiled by: John Wilkinson, Architect - DoI. 30/05/12
Ref: JW/KH/42PROP/1001.
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