4 November 2021 · Planning Committee
Bretney Infill Housing Development Temp Site Supply, The Bretney, Jurby, Isle Of Man, IM7 3be
The proposal involves building 18 rural-style homes (one, one-and-a-half and two-storey) and 3 public sector bungalows on brownfield land from the former Jurby Air Base camp, together with a 'Community Hub' including 10 small studio units, 4 polycrub greenhouses, food growing areas, toilets and parking on the former pa…
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The site is designated 'Airfield' under the 1982 Development Plan but forms part of Jurby village (a Service Village under Spatial Policy 3) on brownfield former RAF camp land, with previous approvals…
Strategic Policy 1
Requires optimising previously developed land, efficient site use and utilising infrastructure. Officer assessed site as brownfield former RAF camp, sustainable location near services/school/shop/transport, complying via reuse and regeneration.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns/villages or sustainable extensions; countryside exceptional. Site in Jurby (Service Village) but 'Airfield' zoning; accepted as infill regeneration despite partial countryside conflict.
Strategic Policy 3 - To respect the character of our towns and villages
Identifies Jurby as Service Village for housing to meet local needs/broaden choice, maintain/increase employment. Officer confirmed proposal supports this via housing/community hub.
General Policy 2
Permits zoned development respecting site/surroundings, no adverse amenity/highway/ecology impacts. Assessed: no significant neighbour amenity loss (>20m separation), highway ok, visual integration as village infill despite ecology harm.
General Policy 3
Exceptions for previously developed land where redevelopment improves landscape/environment. Applied to brownfield site; redevelopment regenerates run-down area.
Environment Policy 2
Protects AHLV/Scenic areas unless no harm or essential. Western half in AHLV; low buildings/landscaping mitigate visual impact in flat village context.
Environment Policy 4
Prohibits harm to protected/local habitats/species. Fails due to grassland loss/lizards/skylarks; tension with Biosphere but overruled by benefits.
Environment Policy 5
Mitigation for ENV4 harm via conditions/minimisation. Conditions require CEMP, surveys, translocation/mitigation plans for lizards/birds/grassland.
Environment Policy 43
Supports regeneration of run-down areas. Directly applied to former airfield camp as urban regeneration.
Housing Policy 1
Provision for 6000 dwellings. Contributes to northern housing need.
Housing Policy 4
Housing in villages/extensions; countryside exceptional. Accepted as village infill despite zoning.
Housing Policy 5
25% affordable for 8+ dwellings. 3 public bungalows provided; remainder via DOI control/leasehold model.
Housing Policy 6
Residential zoning per area plan brief. No brief but complies via design/standards.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Retail in existing areas at appropriate scale. 10 small studios (~210sqm) acceptable in village, not major (>500sqm).
Transport Policy 1
Locate near public transport. Site near routes; new paths/cycles enhance.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking/turning completion
The individual dwelling/s hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
No future extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (including tree planting) showing, type, size and position of each. 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 the dwelling, 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. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
Firefighting water tanks
Prior to the commencement of any other part of the development, the six water storage tanks as shown on drawings No P34 & P35 and Fire Fighting Water Tank Farm Design Statement shall be completed. The tanks shall be retained as such thereafter or until alternative means of water provision for firefighting purposes is provided.
Visibility splays
The access and visibility splays as shown on drawings Nr P36 & 2019 - 146 - C002 B shall be constructed in accordance with the approved plans prior to construction of the dwellings, community hub or estate road. The visibility splays shall thereafter be kept permanently clear of any obstruction exceeding 1050 mm in height above the adjoining carriageway level.
Construction Environmental Management Plan
No development shall commence until a Construction Environmental Management Plan of the site has been submitted to and approved in writing by the Department. The Construction Environmental Management Plan shall identify environmental matters requiring consideration of ecological interest within the site and measures to avoid, minimise or mitigate negative impacts where appropriate, including a timetable for their implementation. The development shall not be carried out unless in accordance with the approved details.
Botanical/ecology surveys
Prior to the commencement of any works a botanical/ecology surveys are required to be submitted and approved by the Department which shall identify: o protected lizard population that will be effected to ensure that an adequately sized translocation site is found and the translocation site will also need a full assessment for suitability and this will need to be demonstrated and should detail a mitigation plan including a schedule for the mitigation and methods proposed; o breeding bird assessment to ensure sufficient mitigation is provided for species of conservation concern such as skylark and barn owl (loss of feeding habitat); and o A mitigation plan for the species-rich grassland. The development shall not be carried out unless in accordance with the approved details.
Community Hub parking
The Community Hub hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the Community Hub and shall remain free of obstruction for such use at all times.
Community Hub use restriction
The Community Hub Buildings (10 units) as shown in drawing P-31 shall only be used for the following uses; Class 1.1 - Shops, Class 4.3 - Other community facilities, Craft workshop/Art Studio (no other uses within Class 2.2 - Light industry and Research & Development are hereby permitted).
No objection subject to conditions for access, visibility splays, pedestrian/vehicle arrangements and bicycle parking (final: no objection)
Sufficient water supplies for firefighting (8l/s available)
No objection subject to conditions
Do not oppose the application
No concerns following access amendments
Withdraw opposition and support application despite water concerns; welcome positive impact on Jurby
DEFA Biodiversity objects to Area B housing due to loss of species-rich grassland; Manx National Heritage raises concerns over grassland loss; Jurby Parish Commissioners initially opposed but later supported with water reservations; Highways no objection subject to conditions; MUA no objection on drainage and water supply.
Key concern: loss of species-rich semi-improved grassland
DEFA Biodiversity
ObjectionThe Ecosystem Policy Team, DEFA is opposed to the proposed development of Area B Housing; Developing Area B would lead to the loss of species rich semi-improved grassland, a rare Manx habitat; No full ecological assessment of the proposed development area has been undertaken
Conditions requested: Construction Environmental Management Plan; assessment of lizard population and translocation plan; breeding bird assessment and mitigation plan; mitigation plan for species-rich grassland; luminaires with sharp cut-off and low intensity for nocturnal wildlife
Jurby Parish Commissioners
Supportthe Commissioners agreed to withdraw their opposition to the application and instead support the planning application but with their reservation regarding water infrastructure to be noted; Jurby has a real chance here to be the leading Parish on the island
Department of Infrastructure Highways
Conditional No ObjectionHighway Services raise no opposition subject to conditions; Recommendation: DNOC
Conditions requested: access junction, pedestrian and vehicle arrangements to accord with specified drawings; details pre-commencement for direct path(s) to the Parish Hall; provision of bicycle parking for all proposed uses; separate technical approval for adoptable paths/streets including Road Safety Audit and swept path analysis
Manx National Heritage
ObjectionMNH request that a decision to permit or refuse this application be deferred until the Manx Wildlife Trust have had the opportunity to complete their Environmental Impact Assessment
Manx Utilities Authority
No ObjectionManx Utilities’ Hydraulic Model of Jurby has indicated there is sufficient water supplies for fire fighting capabilities
Conditions requested: NO discharge of surface water to foul drainage; connection to public sewer acceptable to MUA; drainage works to conform to Manx Sewers for Adoption; CCTV surveys at developer’s expense; adoption agreement prior to works; public sewer diversion per Manx Sewers for Adoption; communication fee £1500 per property
