26 April 2022 · Planning Committee
Glen Moar Mills, Glen Helen Road, Laurel Bank, St. Johns, Isle Of Man, IM4 3nn
The proposal involves placing four storage containers on jacks with supports, platforms, scaffolding and bleacher seating in a grassy field next to hardstanding and buildings at Glen Moar Mill, for use only during the TT races and Festival of Motorcycling, erected one week before and removed one week after each event.
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The original scheme for permanent containers, platforms and longer-term retention of scaffolding/seating was recommended for refusal as there are no policies supporting such development in the country…
General Policy 3
Presumption against any development in the countryside as site not zoned. Officer assessed temporary race-related use as exception due to imminent needs, unlike permanent elements which failed the test.
Strategic Policy 1
Make best use of existing sites and resources. Proposal utilises existing hardstanding and highway infrastructure for parking during races.
Strategic Policy 2 - Priority for new development to identified towns and villages
Direct new development to town centres and designated sites. Temporary race facilities justified despite countryside location.
Spatial Policy 5
Development must be high quality and make positive contribution to Island. Temporary nature counters visual intrusion during races.
Environment Policy 1
Protect countryside for its own sake. Conditions ensure no permanent retention, protecting character during non-race periods.
Environment Policy 2
Protect AHLVs from harm. Temporary siting acceptable as structures removed between events, minimising impact.
Environment Policy 4
Protection of habitats. No specific issues raised post-amendments.
Environment Policy 7
Protection of watercourses. Omission of imported fill avoids leaching risks to River Neb.
Environment Policy 10 - Development and flood risk
Risk from flood. Site elevated above river, short summer duration, low flood likelihood during races.
Transport Policy 4
Highway safety. Acceptable with conditions on layout, parking, access surfacing per Highway Services.
Transport Policy 7
Highway safety and parking. Conditions require marking spaces, bound access, visibility splays.
Business Policy 11
Tourist uses assessed no differently to other developments in countryside. Temporary food/drink acceptable for race periods.
General Policy 2
General development standards. Applied alongside other policies.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Temporary erection/removal periods
The four containers, associated supports, platforms, scaffolding and spectator seating may be erected no sooner than one week before the first practice of TT and may remain until one week after the last race in that event, and no sooner than one week before the first practice of the Festival of Motorcycling and may remain until one week after the last race of that event. No approval is granted to the retention of the structures for the period in between the two events. Reason: To clarify the extent of the planning approval and in the interest of the protection of the countryside.
Food and drink use restriction
The use for food and drink purposes shall be restricted to two containers only and may only be available for use no sooner than one day before the first practice associated with the TT races and up to one day after the last race in that event, and no sooner than one day before the first practice of the Festival of Motorcycling and up to one day after the last race in that event. No approval is granted for any food and drink purposes for the period in between the two events. Reason: To clarify the extent of the planning approval and in the interest of the protection of the countryside.
No external storage
For the avoidance of doubt, the four containers, associated supports, platforms, scaffolding and spectator seating shall not be stored anywhere outside on the site when not in use, unless otherwise agreed in writing by the Department. Reason: in the interest of visual amenity, and such storage would need to form part of a separate planning application.
Highway layout
The site highway layout, access and egress shall be carried out in full accordance with drawing number 100.02 Rev B and retained as such thereafter and visibility splays kept permanently clear of obstruction above 1.05m. Reason: In the interest of highway safety.
Parking marking
Prior to the first coming into use the permanent and accessible car parking spaces shall be marked out on site and retained thereafter. Reason: in the interest of highway safety and parking provision.
Access surfacing
The access lane (between the hardstanding and field) shall be surface finished in a bound material for the first 6m from the edge of the highway and retained as such thereafter. Reason: In the interest of highway safety and to avoid loose material from entering the road.
Do not oppose subject to conditions on temporary time period, parking cap at 124 spaces, marking accessible spaces, site layout per drawing 100.02 Rev B, barrier details, and bound access surface for first 6m
Highways Development Control raised no objection subject to conditions on parking, barriers, access surfacing, and temporary duration. German Parish Commissioners objected due to visual impact, permanence of containers, and dangerous access on a blind corner.
Key concern: ingress and egress on blind dangerous corner with poor vision
Department of Infrastructure Highways Development Control
Conditional No ObjectionGiven the temporary nature of the proposal, the site context as a known viewing point and existing layout, it is acceptable to Highways Development Control; The proposal does not raise significant road safety or network functionality issues. Accordingly, HDC raises no opposition subject to conditions; Recommendation: DNOC
Conditions requested: temporary period; duration at discretion of Planning; cap on parking numbers at total of 124 spaces with spaces for planned and accessible uses allocated and marked/signed; site layout access and egress to accord with Drawing No 100.02 A (later amended to 100.02 B); details of barriers to be provided and approved prior to commencement, not to open over the highway; field access surface material to be consolidated and bound for the first 6m from the back of the footway
German Parish Commissioners
ObjectionMy Commissioners object to this application as they feel that the scaffolding will be unsightly in an area of high landscape value; they do not wish to have the containers on site permanently; The ingress and egress to this site is on a blind dangerous corner
Conditions requested: scaffolding and containers removed within 3 weeks off the TT and Grand Prix
