9 October 2024 · Planning Committee
Happy Dog Image Solutions, 4 The Paddocks, Jurby Industrial Estate, Jurby, Isle Of Man, IM7 3bd
The proposal seeks full planning permission for a block of 6 industrial units (Units 3-8), each approximately 94.8 sqm (total 601.88 sqm), measuring 36.7m x 16.4m with 6.1m ridge height and 4m eaves, finished in insulated cladding panels with roller shutter doors and accessible WCs.
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The officer assessed the principle of industrial development as acceptable despite 'Airfield' zoning, citing the established industrial character of Jurby Industrial Estate, history of prior approvals…
General Policy 2
Requires no unacceptable impacts on amenities, highways, ecology, character. Officer found compliance as no adverse amenity/highway/ecology effects, with conditions mitigating visual/biodiversity issues; tested against specific sub-clauses (b,c,d,f,g,h,i).
Strategic Policy 1
Promotes efficient land use. Site reuse in established industrial estate with prior approvals justified development despite zoning.
Strategic Policy 3 - To respect the character of our towns and villages
Safeguards character. Proposal integrates with industrial estate character, screened by woodland.
Strategic Policy 6 - Major employment-generating development
Locate in zoned centres; Jurby as major employment area with labour access and transport links justified location.
Strategic Policy 10
Minimise car journeys, ensure safety. Pedestrian/cycle routes, adequate parking/turning satisfied requirements.
Business Policy 1
Encourage employment growth per Plan policies. Job creation and unit demand supported approval.
Business Policy 2
Supports industrial on zoned land; established use overrode formal zoning.
Transport Policy 7
Specifies spaces per sqm by use (1/30 light, 1/50 general, 1/100 storage). 17 spaces adequate for 602 sqm mixed use.
Environment Policy 4
Protects habitats/species. Grassland loss accepted (no designation), mitigated by boxes/lighting/landscaping conditions.
Time limit for Units 3-8
The development of Units 3 - 8, as shown on Drawing No. 22/02/PL05 hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Vehicular/pedestrian access and parking
The development hereby approved for (Unit 3 - 8) shall not be occupied or operated until the means of vehicular access, means of access for pedestrians and/or cyclists, and parking and turning areas have been constructed in accordance with the approved plans (Drawing No. 22/02/PL05) and shall thereafter be retained for access purposes only.
Bicycle and bin storage
The development shall not be occupied or operated until the secure and covered bicycle area, and Bin Storage Area has been provided in accordance with the approved plan (Drawing No. 22/02/PL05). The secure and covered bicycle/Bin storage areas shall be retained at all times thereafter.
Landscaping scheme
Notwithstanding the details that have been submitted, the development hereby approved shall not commence until a detailed landscaping scheme in association with units 3 to 8, has first been submitted to the Department in writing to be agreed. The scheme shall include a detailed landscaping layout, details of planting including plant sizes and proposed numbers/densities, site levels, as well as a programme for the implementation. 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 any unit, 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.
Low level lighting scheme
No external lighting is to be installed to the northwest elevation of Units 3 to 8 unless in accordance with a detailed external low level lighting scheme which must be submitted to and approved in writing by the Department, and must be in accordance with the recommendations outlined in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023). This should include any lighting in the public domain, including street lights.
Bat and bird boxes
Prior to the commencement of the development hereby approved, details of bat and bird boxes to be installed on the back of the industrial units 3 to 8 (west elevation) facing the woodland, shall be submitted to and approved in writing by the Department. Any plan provided shall show the location, number and type of box/brick/structure to be provided. The development shall not be carried out other than in accordance with the approved plan.
Materials and finishes
Prior to the commence of works of the unit/s a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs of Units 3 to 8, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Use restriction
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the Units (3 to 8) shall not be used other than for Class 2.1 - Light industrial and/or Class 2.2 - General industrial and/or Class 2.4 - Storage or distribution and for no other purposes.
Time limit for reserved matters
Application for approval of the reserved matters for Units 1, 2 and 9 to 18 shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Reserved matters details
As part of any Reserved Matters application for Units 1, 2 and 9 to 18, full details of the following are required: siting; design; external appearance of the building[s]; internal layout; landscaping of the site; the surface treatment of any roadways and other parts of the site which will not be covered by buildings; plot access arrangements; Low level lighting plan; internal pedestrian and vehicle arrangements; parking and servicing arrangements; and details of surface water and foul drainage.
Access/parking for reserved matters units
No unit within Units 1, 2 and 9 to 18 shall be occupied until the means of vehicular access, means of access for pedestrians and/or cyclists, and parking and turning areas have been constructed in accordance with details to be submitted via Condition 9, and retained as such thereafter.
Approval limited to Units 3-8 layout
Notwithstanding the details that have been submitted, this approval hereby granted is only for the layout of Units 3 to 8 as shown on Drawing. No. 22 02 PL05 - Site Demarcation Plan, and does not in any way serve as approval for the layout and scale of Units 1-2, and 9 to 18 which will be the subject of a Reserve Matters application to address matters of siting, design, external appearance, internal layout of buildings, site layout, drainage, landscaping, means of access not particularised in this application. The Proposed Elevation drawings (Drawing. No. PL02) and Site Plan (Drawing. No. 22-02-PL01 B) which provides elevation drawings and Floor plan details are only applicable to Units 3 to 8, and not the Approval in Principle components of the application (for Units 1-2, and 9 to 18).
No objection subject to implementation of access, parking, turning, bin and cycle storage before occupation; parking meets standards, layout suits large vehicles, road network can accommodate traffic.
Proposal addresses demand for units under 930 sqm, offers flexibility for business uses, represents substantial investment supporting diverse economy.
Ecosystem Policy Officer objects to the loss of rare species-rich grassland and requests clarification on site layout and specific conditions; Highway Services initially objects but later provides conditional no objection after updates; other consultees raise concerns or support.
Key concern: Loss of 95%+ rare species-rich neutral grassland contrary to biodiversity policies
Ecosystem Policy Officer DEFA
ObjectionThe Ecosystem Policy Team object to this application until such as time as this has been provided; priority should therefore be given to its retention, protection and ongoing good management; this application is contrary to these policies as it will damage locally important habitats
Conditions requested: No works including clearance or enabling works to commence unless a grassland protection plan has been submitted and approved in writing, including protective fencing, construction exclusion areas and measures to prevent spreading of nutrient enriched topsoil; No permanent external lighting unless a sensitive low level lighting plan following Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 (2023) submitted and approved; No works to commence unless a soft landscaping plan submitted and approved which removes reference to tree or shrub planting on species-rich grassland; Reserved matters for units 1,2,9-19 accompanied by ecological mitigation plan by qualified consultancy for grassland retention, management and no net biodiversity loss
Highway Services HDC
Objectionsignificant changes are required for Highway Services HDC to not object; New layout and additional information/assessment required
Highway Services HDC
Conditional No ObjectionHighway Services HDC now do not oppose (DNOC) the application subject to...
Conditions requested: Vehicle access roads, vehicle turning areas, unit service areas, vehicle parking spaces, bin store area and covered secure cycle parking shown on approved plans shall be implemented before first occupation of the units
Highway Services HDC
No Commenthave no further comments to make
Highways Drainage DOI
ObjectionSurface water runoff onto public highway contravenes Section 58 Highway Act 1986 and Manual for Manx Roads section 11.3.11
Jurby Parish Commissioners
No CommentNumbering of new units duplicates existing numbers; Insufficient parking provision; No restrictions on usage of units
DfE Built Environment
SupportLetter of Support in respect of the above application
DEFA Biodiversity
Conditional No Objectionspecific protect measures for the adjoining woodland probably aren’t required because the woodland is already fenced off
Conditions requested: No permanent external lighting unless a sensitive low level lighting plan following Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 (2023) submitted and approved in writing; all works in accordance with plan
