8 May 2015 · Planning Committee
Field 314880, Foxdale Road, St Johns, Isle Of Man, IM4 3as
The proposal involved erecting a 35m x 16m light industrial building for confectionery and pudding production by Berries Ltd, including an 8m x 8m shop and possible tea/coffee facility, plus 27 parking spaces and new access, on a 113m x 62m field owned by DEFA next to government sawmills.
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The site is designated Open Space of High Landscape Value and Scenic Significance on the St John's Local Plan 1999, creating a presumption against development which requires material considerations to…
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. agriculture, redundant buildings, national need). Officer assessed proposal fails all exceptions as greenfield open space site not previously developed, not location-dependent for minerals/services/agriculture, no overriding national need proven without DED support.
Policy I/P/1 St John's Local Plan
No new major industrial development permitted due to rural/historic character. Proposal for light industrial manufacturing deemed contrary despite small scale, as new build not craft workshop in redundant building.
Policy I/P/2 St John's Local Plan
Permits small craft workshops/small scale industry not impacting amenity, preferring redundant buildings with adequate parking. Proposal tested but failed due to greenfield location and lack of economic justification overriding designation.
Policy OS/P/1 St John's Local Plan
Protects open space important to St John's setting/character, directing development to designated areas. Site in Open Space of High Landscape Value; development would compromise this.
Supports due to business success supplying major retailers, clean operation with minimal noise/fumes/waste, attractive eco-friendly building, promotes local food production; DEFA considered but dropped own plans due to resident opposition.
Strong support as Island success story with unique products attracting tourists, suitable location, should assist business growth.
Acceptable access and visibility splays possible via conditions (2.4m x 120m splays), parking and manoeuvring per Strategic Plan standards.
Multiple local residents object strongly to the light industrial unit proposal citing highway safety, visual impact, noise, loss of open space, and conflict with St Johns Local Plan policies; Highway Services offers conditional no objection requiring access and visibility improvements.
Key concern: inadequate visibility splay for safe access
Highway Services
Conditional No ObjectionThe drawing for this application do not show the appropriate visibility splay to the left when leaving the site; visibility should be shown to the nearside kerbine with no areas behind the visibility splay.; it is possible for the required visibility to be achieved and this can be covered by condition.
Conditions requested: Prior to any work commencing the access, including the visibility splays at a height of 1.05m, is to be constructed in accordance with an approved drawing to the satisfaction of the Department and retained thereafter; Prior to occupation of the building car parking and service areas shall be provided and maintained free from obstruction thereafter; Any subsequent application should contain a drawing showing the appropriate visibility splays of 2.4m x 120m; Any subsequent application should provide car parking at the standard required by appendix 7 of the Isle of Man Strategic Plan; Any subsequent application should provide servicing facilities and manoeuvring space
