8 July 2022 · Planning Committee
Kattegat, Jurby Road, Sandygate, Ramsey, Isle Of Man, IM7 3ag
The proposal involves constructing a Viking-themed visitor attraction on three agricultural fields in the countryside, featuring buildings like a Long House (15m x 6m), café (5m x 5m), shop, forge, temple, farmstead, car park for 43 cars plus coach drop-off, new access from Jurby Road, wind turbine (6.2m total height),…
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The officer assessed the proposal against a general presumption against countryside development (Strategic Policy 2, Spatial Policy 5, General Policy 3, Environment Policy 1), noting it is not previou…
Strategic Policy 1
Requires efficient use of sites utilising existing infrastructure. Officer noted partial fit as unusual proposal unlikely in settlements but no alternative sites evidenced, tipping balance with economic benefits.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns/villages or countryside only exceptionally (GP3). Proposal departure but justified by heritage interpretation.
Spatial Policy 5
Design quality. Timber/Viking style buildings, landscaping mitigate impacts.
Strategic Policy 10
Integrated transport. Amended access/parking acceptable.
Strategic Policy 5
Countryside development per GP3. Exception via heritage.
General Policy 2
Development control considerations (amenity, highways). All addressed via conditions.
General Policy 3
Countryside exceptions; partial fit (h) heritage interpretation, not fully as extent beyond but benefits outweigh.
Environment Policy 1
Protects countryside; visual harms mitigated by screening/landscaping, benefits override.
Environment Policy 7
Protects watercourses; no objection from Fisheries with precautions.
Environment Policy 22
Protects from pollution; conditions for kilns, no wetland.
Transport Policy 1
Access to existing routes; new access safe.
Transport Policy 2
Links to routes; visibility splays.
Transport Policy 4
Highway design; audit compliant.
Transport Policy 7
Parking standards; 43 spaces adequate.
Business Policy 1
New jobs; supports business creation.
Energy Policy 4
Alternative energy assessed against plan; small wind/solar ok.
Phase 1 removal if Phase 2 not completed/used
All buildings (i.e. Workshop, Office, Tool Shed, Log store, Toilet, Utility, Solar battery)/solar panels/wind turbine/car park/access/access lanes approved within phase 1 shall be removed completely from the site and the land seeded with grass: o within 2 years of the date of this decision becoming final, in the event that work on phase 2 has not been fully completed; or o within 18 months of the buildings in phase 2 last being used, in the event that the buildings in phase 2 are completed and subsequently unused for a period exceeding 12 months.
Phases 2/3 removal if unused
In the event the works approved under phases 2 and /or 3 are completed and un-used for a period exceeding 12 months they shall be removed from site and the land seeded with grass within 18 months of the buildings last being used.
As per approved details
The development shall be carried out in accordance with the approved details, including supporting statement, unless otherwise required by the conditions attached to this notice.
No residential use
For the avoidance of doubt no approval is hereby given for the use of any building approved under this application to be used as a residential dwelling and shall only be used in associated of the operation of the Viking settlement attraction (and such use shall exclude overnight accommodation for staff or visitors).
Max 3 events/year
No more than three events (i.e. wedding events or similar) shall take place in any one calendar year, and no more than 1 event shall take place in any 4 week period unless otherwise agreed in writing with the Department. This restriction does not include the uses of the site as a Viking attraction.
Cease by midnight
The Viking Settlement Attraction and an evening event (i.e. wedding) shall all cease by midnight and no guests shall be permitted to remain on the site for more than 30 minutes following the event/attraction ceasing.
Access prior to occupation
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Visibility splays
The visibility splay(s) identified on the visibility plan dated 19.10.2021; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level.
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 (tree planting) showing, type, size and position of each and additional hedgerow and/or sod banks along the car parks eastern and southern boundaries. 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 site, 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. The hard landscaping should include details of the surface finish of the roadways/access. The hard landscaping works shall be completed in full accordance with the approved details prior to the operation of the site.
No wetland
No approval is hereby given for the development of any open water wetland within the site.
Café/shop ancillary to attraction
The café and retail units as shown on drawings Site Plan 2 and Building Plan 2 shall only be operated in associated with the Viking Village attraction and shall not be operated independently from this approved use.
Kiln details approval
No kiln shall be installed or operated at the site unless in accordance with details which have first been approved in writing by the Department
Approved items list
For the avoidance of doubt only the following works/buildings/structure are hereby approved by this planning application; [full list of approved items in fields 211114, 214150, 214149 as detailed; wooded cabin and residential not approved].
No permitted/temporary development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order (2012) and Town and Country Planning (Permitted Development) (Temporary Use or Development) Order 2015 Schedule 1 Class B or any order amending or replacing these orders, no development may take place at the site other than in accordance with an approval set out within a specific planning application.
No objection subject to conditions for entrance plan, visibility splays, tree removal; separate s109(A) agreement needed
No objections provided no adverse effect on adjacent watercourse, precautions for pollutants
No objection to tree removal; detail construction to protect retained trees if approved
DEFA Fisheries initially requested information on proximity to watercourse but later confirmed no objection with precautions; DOI Highways required revisions for access visibility and bus access but ultimately did not oppose subject to conditions and Forestry agreement; DEFA Fore…
Key concern: exit visibility restricted by vegetation requiring tree removal agreement with DEFA Forestry
DEFA Fisheries
No CommentTo further assess this application and the potential impact to the nearby watercourse, please send on the 9m form; Fisheries will respond further to this application once the requested information has been received and considered
DEFA Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect or disturbance on the adjacent watercourse; Suitable precautions have been considered by the applicant
Conditions requested: Precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
DEFA Forestry
Conditional No ObjectionDo the Agriculture & Lands object to this application? NO; An arboricultural protection plan should be produced that details how the trees will be protected during construction
Conditions requested: Prior to the commencement of the development hereby approved a tree protection scheme shall be submitted to and approved in writing by the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text which includes but is not limited to details of; a) The location of the trees to be retained and their canopy spreads; b) The location of a ‘construction exclusion zone’ c) The position of protective fencing and/or other protective measures required to prevent damage to retained trees d) An appropriate specification for the protective measures proposed
DOI Highways Development Control
No CommentRecommendation: Additional information and revisions
DOI Highways Development Control
No CommentRecommendation: Additional information and revisions; Exit visibility is and remains a concern for highway safety reasons but could be overcome on agreement with Forestry
DOI Highways Development Control
Conditional No ObjectionShould DEFA Forestry agree to the tree removal, HDC no longer oppose this proposal subject to conditions
Conditions requested: layout to conform to: a) Entrance Plan revision 1.3 b) Visibility Splays Plan in conjunction with Tree Survey (Visibility Tree Removal Plan) c) Site Plan # 1-4
