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% REPORT TO THE COUNCIL OF MINISTERS APPLICATION BY MANX TRANSPORT TRUST FOR PLANNING APPROVAL FOR ADDITION OF NEW DOOR TO NORTH ELEVATION OF EXISTING BUILDING AT HANGER 230, JURBY INDUSTRIAL ESTATE, JURBY, ISLE OF MAN Case Reference: DF14/OOOS __ __ Planning Application: 14/00112/B INTRODUCTION The application relates to a site in which the Department of Infrastructure has an interest as owner of the site and premises. Consequently, the application has been referred to the Council of Ministers for detenTiination pursuant to Article 10 of The Town and Country Planning (Development Procedure) (No 2) Order 2013.1 have been appointed to consider the application and to make this report. I inspected the site on 7 April 2014. This report provides brief descriptions ofthe site and of the proposal, a summary ofthe main points made in a planning statement provided by the Department of Infrashucture and details of a response made to a consultation on the application. It continues with my assessment, conclusions and recommendation. THE SITE AND SURROUNDINGS AND THE PROPOSED DEVELOPMENT 2. The application relates to a detached industrial-shed within the north western part of the Jurby Industrial Estate. This building lies on the south side of the internal estate road which gives access into the estate from the A1 Oat a point some 250m to the south west of the crossroads junction with the A14. The building is roughly 230m to the east of thejunction ofthe estate road with the AlO. The industrial estate comprises land which was formerly an airfield used as an RAF air base during the 2"^ World War. The surroundings of the site are characterised by modern industrial units and some open with probable potential for further industrial development. A number of older timber structures remain on the estate, and the Department has stated that some of the former airfield structures have recently been given Registered Building status. 1. areas 3. The north elevation of the building presents a gable towards the estate road from which it is separated by an area ofhardstanding. The elevation curreistly has 2 doorways. These comprise a centrally positioned door of a size suitable for access by vehicles, and a personnel door located roughly 2.5m from the eastern end of this elevation. It is proposed to insert a further personnel door of the same size in a comparable position at the western end ofthe elevation. PLANNING STATEMENT The main points made in the Department of Infrastructure’s statement are: 4. The site is in an area zoned as “Airfield” under the Isle of Man Development Plan Order 1982. It is within a designated Area of High Landscape or Coastal Value and Scenic Significance ("AHLV”). General Policy 2 of the Isle of Man Strategic Plan (“the Strategic Plan”) is relevant. Previous approvals have been granted for change of use of this hanger for the display and restoration of vintage vehicles with refreshment fecilities (PA 08/01746/C) and for signage (PA 1 l/00220/D). 5. There is a single issue to be considered in the assessment of this proposal. This concerns the potential impacts on the visual amenities ofthe buildings and of the street scene. In assessing this issue r^ard should be had to paragraphs (b) and (c) of General Policy 2. In order for the proposal to be recommended for approval it would need to be assessed that the proposed works are appropriate and would not have a significant visual impact on the area or the building. Two conditions are Case Ref DF14/0005 Application No. 14/00112/B Pagel
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recommended if the proposal is approved. These are standard conditions to require commencemeDt of the development within 4 years and to require compliance with the plans submitted. RESPONSE TO CONSULTATION 6. The Jurby Parish Commissioners have no objections to the proposal. INSPECTOR’S ASSESSMENT AND CONCLUSIONS The application seeks approval of a minor change to the front feeing elevation of the building. The form and appearance of the proposed door would fully reflect those of an existing personnel door towards the other end of the same elevation. The elevation would have a balanced appearance of doorways following flie proposed development. The proposal would have limited but broadly beneficial effects with respect to the main issue of impact on the visual amenities of the buildit^ and of the street scene. The proposal would conform with the expectations of parts (b) and (c) of General Policy 2 of the Strategic Plan in that it would respect the site and its surroundings and would have no adverse effects on the character of the surrounding landscape or townscape. As the site and the building are integral parts of the existing industrial estate, there would be no material implications with re^rect to the AHLV designation. 7. My overall conclusion is that planning approval should be granted for the development ^plied for in this case. If my recommendation is agreed the2 conditions suggested in paragraph 8.1 ofthe Planning Authority’s statement would be necessary and reasonable requirements, and I incorporate these conditions in my rcconunendation. 8. RECOMMENDATION 9. I recommend that planning approval be panted for addition of a new door to the north elevation ofthe existing building at Hanger 230, Jurby Industrial Estate, Jurby subject to the following conditions:
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