**Document:** Planning Statement **Application:** 25/00958/LAW — Certificate of lawful use for storage and distribution (Class 2.4) **Decision:** Permitted **Decision Date:** 2025-12-09 **Parish:** Lezayre **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/93719-lezayre-land-buildings-lawful-use-certificate/documents/1145496 --- # Planning Statement ## Planning Statement ### Site: The site forming the subject of this planning application is a large, level hardstanding area finished with a concrete surface, there are remains of some perimeter walls in concrete abutting the roadside as well as along one side of the concrete hardstanding. The base was laid originally for the setting of an aircraft hangar and access for aircraft using the site. The base would have been laid probably in 1934/1935 and has been in place since this time. Also in place on the site are a number of buildings used for storage purposes. The drawing number SM25/637/1 forming part of the planning application submission notes the buildings as :- 1. A single storey lean-to lockable garage/store building some 9.000 metres long x 3.000 metres wide which appears to have been in place from somewhere between 2009 and was definitely in use in 2012. 2. A large container style lockable unit 12.000 metres long x 2.500 metres wide set upon what was a wheeled base. This structure has been in place since 2001 and was set in this location probably earlier than this date. 3. This building was erected abutting the container style storage unit and takes the form of a lean-to style covered shelter used mainly for storage of scrap metal, general stripped out plumbing materials and is currently in a slightly storm-damaged state. The building shows clearly on images from 2018 but was constructed at an earlier date, probably sometime in 2015. To the west of the hardstanding area are a belt of evergreen trees with a hard surfaced road access between the tree belt and brick boundary wall at Close Lake Bungalow. The south boundary abutting Jurby Road is formed in a sod hedge with shrub/bush planting together with a limited number of trees set on top of the hedge and to the east of the hardstanding area, there is another evergreen tree belt shielding the site along this edge. Along the southern edge of the hardstanding area and built between the existing storage structures and Jurby Road, is a concrete blockwork wall with piers which is almost 11.000 metres long. This wall is generally 1.800 metres high and helps shield the buildings within a compound away from public view. The concrete blockwork wall returns along the east boundary of the range of buildings to the front line of the lean-to garage/store building. The hard surfaced access road leads from Jurby Road into the site and links in to the hardstanding area some 26.000 metres back from the blockwork boundary wall set along the south edge of the hardstanding area. There is an existing wide, vehicular access which has been in place since use of the site as an Airport in the 1930’s. The brickwork boundary wall fronting Close Lake Bungalow is stepped back from Jurby Road with a grass verge running the whole length of the frontage of the site between boundary walls, hedges and the Jurby Road. Two sheets of colour photographs showing the buildings currently standing on site, the hardstanding area and the vehicular access on to Jurby Road are attached at APPENDIX 1. PRAINING & BUILDING COMPANY ## Previous Site Use: The site is commonly referred to as the Hall Caine Airport and there are two plaques erected adjacent to Jurby Road highlighting this fact. One plaque is set on the brick wall in front of Close Lake Bungalow and the other circular green plaque is set on a stone gate pillar at the entrance to the site with both giving information regarding this previous use of the site. The Hall Caine Airport operated from 1935 to 1943 and provided an air mail service, as well as scheduled passenger flights, to the Isle of Man. The fields were levelled and drained and a small hangar erected together with a wooden hut to accommodate the office staff and passengers. Aerial view of Hall Caine Airport, Ramsey 1930s ATC Pages ![A grainy black and white aerial photograph showing a rural landscape with field boundaries and a road, featuring a white circle highlighting a specific spot on the ground.](https://images.planningportal.im/2025/10/483083.jpg) A large aircraft hangar was constructed on site between January and May 1936 and this was set in the vicinity of the current storage buildings standing on site. An image of the hangar with intervening tree belt and Close Lake Bungalow is shown on this page. ![photograph from page 3](https://images.planningportal.im/2025/10/483084.jpg) The last of the scheduled flights to the Hall Caine Airport was on 2nd October 1937 and the airfield remained open for occasional traffic including private aircraft. After the outbreak of war, the facility was requisitioned and staffed by the Royal Air Force and was used for dropping the target drogues used by gunnery practice aircraft. When the Royal Air Force departed, the hangar remained in use as a farm store until after the war when it was dismantled and moved elsewhere. In 1939, planning permission was granted to Jack Carine to erect an additional temporary hangar on the site in order to accommodate a small Luton Minor aircraft and this hangar was reported to be still in use as late as 1957. After this time, the site was used briefly by the Islanders Gliding Club in the mid 1990's but following an amalgamation, they subsequently relocated from Hall Caine Airport to Andreas Airfield. ## Current Site Use : Since the late 1990’s early 2000’s, the site has been in constant use as a storage and delivery site for a local plumbing and heating engineering firm based in Ramsey. The site made a useful storage facility for bulkier items such as oil tanks and the like and there are a range of images attached at APPENDIX 2 showing how the site has been developed and kept in constant use over the last twenty five years for storage and delivery purposes. The buildings on site have evolved over the years and again, the images show when they were constructed or set on site over the years. Most of the larger oil tank items, as well as vehicles, have been stored outside on the hardstanding area whilst the lockable storage units have been used for smaller boiler and plumbing related items where they could be locked away in safety. Scrap items such as old boilers and radiators would be stored on site in the building no.3 until there was enough items to be collected by a scrap merchant and disposed of. The images show the site has been well used and traffic movements would have been made on an almost daily basis to collect whatever items would have been needed for contracts and jobs carried out by the plumbing and heating business. The site is till used to this day and whilst the original owner passed away recently, the site is still operated by the late owners son and the business is still in operation. ## Proposal : As the site has been operating for over twenty five years as a storage and delivery base for the tenant, the owners are wishing to seek planning permission for the granting of a Certificate of Lawfulness based upon the continued use of the site over this period. Attached at APPENDIX 3 is a note from the late owners son, Anthony Bagnall, attaching an invoice no. 5 noting that £500.00p rent was due on the 30th July 2000 for six months storage at the site at Close Lake. There are two more invoices with one numbered 100 and dated 15th June 2003 indicating that £500.00p rent for the concrete stand at Close Lake Farm for the period July 2003 to December 2003 was due and invoice no. 2 dated 12th January 2004 noting that £500.00p rent for the period January – June 2004 was due. There is also a letter attached at **APPENDIX 4** dated 25th February 2025 from Mr.Tim Johnston confirming that during his tenancy of Close Lake Farm, (November 1998-November 2022) rent was received from Mr.P.Bagnall every six months for the use of the site for the purpose of storage and maintenance relating to his plumbing business. Since the passing of Mr.P.Bagnall, the business carries on trading but under the name of Manx Boiler Man. ![An aerial site plan showing a rural landscape with field boundaries outlined in black and a specific building highlighted in red.](https://images.planningportal.im/2025/10/483085.jpg) ## Planning Policy: Attached with this proposal is evidence from the user of the site, as well as previous tenants, that they have continuously used the site for storage and delivery services connected to their plumbing and heating business for over twenty five years and are still using it to this day. Copies of rental payments made by the users to various tenants of the land have been included to show that monies were paid on a regular basis for use of the site. The Town and Country Planning Act 1999 states at Schedule 4(3c) that no enforcement notice may be issued in respect of any other breach of planning control, after the end of the period of ten years beginning with the date of the breach. The site has clearly been used for over twenty five years and whilst the information provided is limited, we hope that this demonstrates that the site has been used for a sufficient period of time to enable a Certificate of Lawfulness to be granted in this respect. A copy of the a map indicating the Application Site in relation to the wider areas of land and farmholding in the Applicants ownership is included at APPENDIX 5. ## Appendix 1 25/90 958 FOOD AND LABOR ![A rotated photograph showing a wooden outbuilding or shed with a pitched roof, surrounded by trees and vegetation.](https://images.planningportal.im/2025/10/483088.jpg) ![A rotated photograph showing a rural site with wooden outbuildings, a white van, and gravel ground, likely evidencing current storage use.](https://images.planningportal.im/2025/10/483089.jpg) ![A rotated photograph showing a long, narrow agricultural outbuilding or shed with a green roof, situated next to a dirt track and surrounded by trees.](https://images.planningportal.im/2025/10/483086.jpg) ![A rotated photograph depicting a rural site with trees, a fence, and a small outbuilding or storage area containing containers.](https://images.planningportal.im/2025/10/483087.jpg) ![A grainy, rotated photograph showing a tall white wall or building side with dense vegetation in the foreground.](https://images.planningportal.im/2025/10/483090.jpg) ![A rotated photograph showing a paved road or driveway bordered by dense vegetation, with a 'Planning & Building Control' received stamp overlaid on the image.](https://images.planningportal.im/2025/10/483091.jpg) ![A rotated, grainy photograph showing a paved road edge with dense trees and vegetation on one side.](https://images.planningportal.im/2025/10/483092.jpg) ![A rotated photograph showing a concrete structure, possibly a bunker or outbuilding, situated in an overgrown rural area with trees and vegetation.](https://images.planningportal.im/2025/10/483093.jpg) ## Appendix 2 FOOD AND LABORATURING 2001 2009 PLANNING & BINDING CONTROL DEPT OF ENVIRONMENT PATENT AND FABRICANT ![Aerial black and white photograph showing a rural site with a building complex, road junction, and adjacent agricultural field.](https://images.planningportal.im/2025/10/483094.jpg) ![A grainy black and white aerial photograph depicting a rural plot with buildings, vehicles, and a nearby road.](https://images.planningportal.im/2025/10/483095.jpg) 2012 2015 PLAINING & ROADING CONTROL ADQO AND /ORGANIZATION ![A grainy black and white aerial photograph showing a rural site with clustered buildings, tracks, and surrounding agricultural fields.](https://images.planningportal.im/2025/10/483096.jpg) ![Aerial photograph showing a rural property with buildings, tracks, and adjacent agricultural fields.](https://images.planningportal.im/2025/10/483097.jpg) HONG KONG / BINGOLAMI ![An aerial photograph showing a cluster of outbuildings and storage units situated in a rural field with access tracks.](https://images.planningportal.im/2025/10/483098.jpg) ## Appendix 3 REVOLV AND / REGULATES Dear Sir I am writing to confirm that our family business have rented the hardstanding concrete pad facility at Close Lake Farm, Jurby Road, for more than 25 years. We use the facility to store items used by our business, with visits being made on a regular basis throughout the working week as and when required. Smaller items, such as boiler parts are kept in the lockable storage, whilst bigger items such as oil tanks etc., are outside in readiness for distribution. Yours faithfully A.Bagnall To: You Tuesday 18 February, 12:31 ☐ close lake s... PDF - 376 KB ☐ close lake s... PDF - 327 KB 2 attachments (703 KB) FOOD AND SAFETY Hi. I have enclosed three Invoices from 2000, 2003 and 2004. I can confirm that we have been renting the concrete pad at close lake farm for general storage for over twenty years. Anthony Bagnall. DATE 30/7/00 From JAMES R. MIDDLETON TANYARO HOUSE, BULLAHOW IN, ST. MIRKS To MR. P. BAGNALL FY - VERY, GROVE MT. WEST, RANSEY FOR 6 MONTHS TAX STORAGE @ CLOSELINE FARM 25/8/00 006400 V.A.T. TOTAL 10 OCT 2023 FOOD AND CONSULTANTS To: Mr. P. BAGNOLL FY VERY GREVE HAVINT WEST RANSEY Re: THE JOHNSTON BALLAVARY FARM ANDREAS Re: RENT FOR CONCRETE STAND @ CLOSE WAKE FARM FOR PERIOD JULY 03 → DECEMBER 03 Amount Due $ 22/11/04 ## Invoice DATE 12-01-2004 From T.D. JOHNSTON BALLAVARY FARM, ANDREAS To P. BAGNOLL FY VERY, GREVE HAVINT WEST, RANSEY FOOD AND AGRICULTURE V.A.T. TOTAL [Table omitted in markdown export] ## Appendix 4 OBJECT FOR ENVIRONMENT 4333 4483 / CHECK 4483 Close Lake Farm, Jurby Road, Andreas, IM7 2EJ This letter confirms that during my tenancy at the above farm (November 1998 – November 2022), rent was received every 6 months from Peter Bagnall and latterly, Manz Boller Man, in respect of a concrete pad, for the purpose of storage and handling to their plumbing business. M ## Appendix 5 25/90 958 ASIA / AFRICULTURAL Scale 1:2500 Scale 1:2500 ![A black and white site plan showing land parcels and boundaries with a thick blue line outlining the application area.](https://images.planningportal.im/2025/10/483103.jpg) --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/93719-lezayre-land-buildings-lawful-use-certificate/documents/1145496*