Prior Decision Notice 07/01457/B
Chief Secretary'S Office
Oik yn Ard-Scrudeyr
PLANNING APPEALS OFFICE
Government Office DOUGLAS Isle of Man IM1 3PN Direct Line: (01624) 685204 Fax Number: (01624) 685710 E-mail: [email protected]
CHIEF SECRETARY
M Williams, CPFA 12th December 2007
Isle of Man Government Railige Ellen Vannin
Our Reference: L16NEW/DF07/0014
Planning Secretary Planning And Building Control Division Murray House Mount Havelock Douglas
Dear Sir/Madam,
TOWN AND COUNTRY PLANNING (DEVELOPMENT PROCEDURE) ORDER 2005
Application: DF07/0014 07/01457/B
Applicant: Department Of Local Government And The Environment
Proposal: Creation of a new access road through estate with new and upgraded accesses to the A14 and A10 roads, Jurby Industrial Estate, Jurby Isle Of Man IM7 3BD
In accordance with paragraph 10 of the above Order, the person appointed by the Government in Council to consider the application has submitted his report.
After consideration, the Council of Ministers has accepted the recommendation contained in that report and the application is approved subject to the conditions attached to the report.
In accordance with paragraphs 10.3(a) and (b), a copy of the appointed person's report is enclosed.
Yours faithfully,
A Johnstone Planning Appeals Administrator
Encl.
Crown Division Government Offices Douglas Isle of Man IM1 3PN Date: 22 November 2007 To the Council of Ministers Planning Application Ref: 07/01457/B CSO Ref: DF07/0014 Applicant: Department of Local Government and the Environment Application: New access road through industrial estate with new and upgraded accesses to the A14 and A10 at Jurby Industrial Estate.
- I have the honour to report that on 24 September 2007 I inspected the site of the proposed development. The application is being dealt with under the written representations procedure. This report contains a site description, a summary of statements and representations received in connection with the application including those received after my site inspection, and my assessment and recommendation.
Site Description \& The Application
- The application site is within the Jurby Industrial Estate and the proposal is to create a new access road to serve the industrial estate. It would provide a new access on the A14 to the east of Jurby School and upgrade the existing access to the A10 so as to provide a spine road through the estate. The proposals include lighting, new hedging, planting and banking. The existing access from A14 will be retained for car use to serve the area around the Guard House which is to be retained. The vehicular entrance to the newer units (Jurby Junk) adjacent to the A10/A14 will be retained but will not connect to the new spine road. A zebra crossing is to be installed at the school.
Reports
The material points are:
Department of Local Government and the Environment - Planning Directorate
- In the Isle of Man Development Plan Order 1982 the site is identified as an airfield. It is not within an area of special protection. The new access road will be a vast improvement on the existing road through the site. The existing road layout essentially derives from its former airfield use and is inappropriate for an industrial estate and the heavy goods vehicles needing to access it. The most notable changes for the public will be the new access to the A14. There is a long sod bank along this frontage and part will be removed to create the access and vision splays. It will be replaced with a new bank behind the vision splays and a new footpath will be provided on this side of the road. The new access to the A14 will improve highway safety in the area, particularly to users of Jurby School as the new road will act as a by-pass discouraging industrial estate traffic from using that length of the A14. The alterations to the A10 junction include improved visibility splays and setting back the hedgerow. This is acceptable.
- It is recommended that the application be approved.
Consultations
Department of Transport - Highways Division
- No objection. The road design complies with the Design Manual for Road and Bridge Works and these standards will be applicable for the standard of highway construction.
Department of Transport - Drainage Division
- No objection in principle subject to conditions being attached concerning discharge of surface water and protection of sewers.
Jurby Parish Commissioners
- Following a meeting with the various government departments involved no objection is raised. The Commissioners would have preferred the new road to have joined the A14 further south of the Threshold Estate but accept that to do so would not meet accepted highway safety standards. The Commissioners would wish to be consulted on the siting of lighting at the junctions and agree them with the architect and project manager.
Manx Electricity Authority
- They make no comment on the merits of the scheme but request an informative Note be attached to any consent.
Assessment
- I agree with the Planning Director's assessment. There is no conflict with planning policy. This is a much needed improvement to the industrial estate so as to bring it up to an appropriate standard. As well as being directly beneficial to the functioning of the estate itself it will have the not inconsiderable benefit of removing much lorry and other traffic generated by the estate - and its attendant noise and risk to highway safety - from the stretch of the A14 from the east of the school to the A10 junction. The remedial landscaping works are appropriate and acceptable. There are no material considerations that argue against conditional permission being granted.
Recommendation
- I recommend that planning permission be granted subject to the conditions set out in the attached Schedule.
Andrew D Kirby RD* MA MSc FRTPI Independent Inspector
Schedule Of Conditions And Notes
1) The development hereby permitted shall commence before the expiration of four years from the date of the notice. 2) The approval relates to the submitted documents and drawings PL001, PL002, PL003 and PL004 received on 6 August 2007. 3) There must be no discharge of surface water from the access road to any foul drainage system so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
Note: Public foul sewerage crosses this site. The sewers must be fully protected whilst all engineering works are being carried out. The applicant is required to contact the Drainage Division prior to any work commencing on site. 4) The proposed planting, hedging and banking shown on the submitted drawings is to be provided within the first planting and seeding season following completion of the proposed accesses and access road. Any tree or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Notes
- There are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact the Network Operations Department, Manx Electricity Authority (Tel 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
Contact the MEA for Electrical Site Safety 5 documents (Tel 687766) before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 \& GS.
- The applicant is requested to consult Jurby Parish Commissioners regarding the street lighting proposed.
