**Document:** Design Statement **Application:** 10/01100/B — Erection of changing facility and storage building and landscaping **Decision:** Application Withdrawn **Decision Date:** 2011-01-07 **Parish:** Lezayre **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/28-lezayre-sky-hill-off-millennium-changing-facility-storage/documents/1569569 --- # Design Statement ## Received ### Improvements To Landscaping, Incorporating Existing 21 Jul 2010 #### Vehicle/ Activity Tracks And Formation Of New Changing/Storage Structure ##### Facilities OUTDOOR LEISURE FACILITY, FIELDS 2166 AND 2205, SKY HILL, LEZAYRE ##### Design Statement July 2010 --- **Received 21/7/10 1001100** **DEPARTMENT OF INFRASTRUCTURE** **PLANNING AND BUILDING CONTROL** **TOWN** **1999** **1999** **1999** **1999** **1999** --- **Date:** 2010 **Location:** Auseri **Date:** 2010 --- **RECEIVED** ## 1.0 Site Location and Description 1.1 The site is located at the start / end of the Millennium Way at Sky Hill, Lezayre. Access is gained by a single track road leading from the Lezayre Road between Church Town and Glen Auldyn. 1.2 The boundary encompasses field numbers 2166 and 2205 located on the northern side side of Sky Hill facing Jurby to the North and Ramsey to the East. 1.3 The Northern boundary sits adjacent a heavily wooded area called the Sky Hill Plantation which has a mix of indigenous and forestry conifer trees. To the west runs Glen Killey which is also heavily wooded similar to the northern boundary. The land on the west and north boundaries is owned by the Department of Environment, Food and Agriculture. The full length of the southern boundary sits adjacent the Millennium Way sloping to the east towards Lezayre Road. The Millennium way is owned and maintained by the Department of Infrastructure. 1.4 The terrain of the site is steeply sloping from the south in a northerly and easterly direction. The area is covered with substantial scrub between tracks with a wooded area to the northeast end of the site. There is an area along the north boundary which is relatively flat and is grassed over. There are two existing storage buildings in this area housing maintenance vehicles and equipment for the site (refer to existing site photographs in appendix A). #### 2.00 Planning History and current use on the site 2.2 The site lies within a designated 'Area of High Landscape Value and Scenic Significance' under the 1982 Development Plan and is zoned agricultural. 2.3 Planning Permission was granted on 21st June 1990 to change the use on the land from agriculture to leisure activities (refer to approval in appendix B). 2.4 Planning Approval was granted at Appeal for two storey general purpose storage building to replace existing on 3rd March 2005. The proposed building was 260 m 2 (approx') over 2 storeys containing storage areas, toilet/ changing facilities for staff and users of the leisure activities. The building was located at the far northern end of the site and was partially buried into the slope. The development of the building was not undertaken by the current owner of the site within the four years specified by the planning approval and the approval has now expired (refer to approval in appendix B). 2.5 The current owner of the site (Mr M J Howard) is selling the site through Island Property Consultants with the current leisure facility reflected within the land valuation. The applicant (USM Properties Ltd) is looking to acquire the site subject to the granting of planning permission. 2.6 The current owner has used the site for outdoor leisure activities for twenty years. As described in the Appeal Statement (appendix B) the activities include paintball, archery, rifle and pistol shooting, scrambling, quad bikes and four wheel drives. 2.7 The site is currently used mainly for motor cross. The tracks and some parts of the site have become eroded with the motor cross, particularly at the southern end adjacent the Millennium way (refer to existing photographs appendix A). ## 3.0 Application Proposals 3.1 The applicant is looking to retain the outdoor leisure facilities on the site with emphasis on reducing the impact on the site by removing the adult motocross facility. They would focus more on children's activities and introduce less intensive activities such as sedgeways and mountain boarding and bikes which are low impact / low noise. 3.2 It is proposed to improve the landscaping on the site particularly where the tracks run adjacent the Millennium way. Two existing tracks adjacent the Millennium Way will be removed regradged and re-landscaped with indigenous trees and shrubs. Other tracks will remain or be lowered in level to reduce their impact from the Millennium way. All tracks will be screened with existing and new planting. The views from the Millennium Way will be greatly improved by these proposals and add interest to the site for the Leisure users. 3.3 The frequency, nature and isolation of the leisure facilities necessitates the need for toilets and changing facilities and storage areas for the equipment. This is highlighted within the Planning Inspectors Report dated 23rd February 2005 (appendix B) where it was stated that: 'given the nature and frequency of the leisure activities and the isolation of the site, a permanent building providing secure storage, toilets and facilities for changing/ showering is a reasonable requirement.' 3.4 It is proposed to incorporate two single storey storage and changing facilities similar in area to the previously approved application ( 260 m 2 approx'). These would be located at the far northern end of the site adjacent to the area previously approved proposal. The buildings would be low set and buried into the slope with a green landscaped roof and landscaped earth banks to the front and side. Their impact would be negligible and they would not be seen due to the rising landform towards Millennium Way and will be screened from the north by the existing woodland and proposed earth banks. The existing storage sheds would be removed. 3.5 The existing paintball area is located within the steep wood land to the north eastern end of the site. It is proposed to extend the levelled area adjacent the buildings as an extension to the paintball facility. This will enable children or disabled to participate in the paintball activities. A levelled area will also be formed between the central tracks to use as an additional activity area and a rest/ safety areas from the track routes. 3.6 A pond area will be formed adjacent to the current natural water outlet on the west of the site. This will encourage wildlife to the area and add interest to the site. The works to the pond will be in excess of 8 metres from the current piped water discharge/ issues on the site. 3.6 In addition to mains services it is proposed to incorporate a small wind turbine to generate electricity. Solar panels will be incorporated as a backup supply. The buildings will be fitted with sun pipes and low energy lighting. ## 4.0 Consultations 4.1 Consultations have been held with the Planning Officer (Mr Chris Balmer), Lezayre Commissioners, Department of Environment, Food and Agriculture and Department of Infrastructure (Highways) and The Water Board. 4.2 The Forestry Department has agreed to a way leave permitting the installation of mains services to the site through their land from Church town. (Refer to appendix C) 4.3 Transportation to the site will remain as existing via a mini bus / 4 wheel drive shuttle service from agreed pick up points. Activities are managed by a pre-booking system. Drawings of the proposals were sent to the Department of Highways who had no objections to the proposals. 4.4 Proposed landscaping has been carefully considered and designed with the aid of the Department of Environment, Food and Agriculture. It is proposed to incorporate natural indigenous trees with sycamore, hybrid larch and shrub species found in the area mixed with the existing Gorse (refer to submission drawing 01/02). 4.5 A meeting was held on site with Dr R Selman from the Forestry, Amenity and Land Directorate to discuss protection of the natural environment during the works. His comments have been Incorporated within the landscape proposals and the construction methodology for the site. (refer to e-mail appendix C). ## 5.0 Construction phasing and methodology 5.1 It is proposed to begin the works with the building at the north end of the site and pond excavations. 5.2 The landscaped upper parts of the site will be split into working areas of approximately . Excavations will be completed in sections, levelled and planted immediately reusing as much of the existing grass to top the soil as recommended by Dr Selman. 5.3 Removal of gorse, scrub and topsoil will be undertaken outside of the bird nesting season as recommended by Dr Selman. 5.4 Any levelling will be screened to remove topsoil for reuse on the site. Any unwanted materials will be removed by tipper trucks to be recycled elsewhere. Existing natural grass land will be reused and unwanted gorse will be chipped and composted. 5.5 It is estimated that approximately of unwanted material will be removed from the site over the construction period. This may be less depending on the amount of top soil removed for retention on the site. ## 6.0 Conclusions 6.1 The proposals aim to retain and enhance the current use on the site. The landscape Improvements to the Southern part of the site and intermediate tracks will improve the views from the Millennium way. The proposals reduce the impact of the current situation on the landscape and on the wider environment in keeping with General Policy 3 item C. (see appendix E) 6.1 Removal of the adult motor cross on the site will reduce erosion of the tracks and surrounding areas and will reduce noise emissions and impact on the site. 6.3 The buildings are not visible from the Millennium way or from the North in that they concealed by earth banks and screened by the woodland on the north and east boundaries. The buildings will provide necessary services to the current leisure facility as defined under General Policy 3 (e)- provision of necessary services. ![A photograph of a rural site featuring temporary structures covered in tarps, a green shed, and vehicles parked on a grassy track.](https://images.planningportal.im/2010/07/1321.jpg) North of site looking up Sky Hill in a southerly direction North of site looking west towards existing storage buildings North of site looking west towards Glen Killey in distance South of site looking towards Millennium Way ![A photograph showing a pile of scrap metal, car parts, and large rusty cylinders in a grassy outdoor area.](https://images.planningportal.im/2010/07/1322.jpg) ![A photograph showing a gravelly open field with gorse bushes and a vehicle parked on the right side under a blue sky.](https://images.planningportal.im/2010/07/1323.jpg) South of site looking towards Ramsey across upper tracks South of site along upper track along Millennium Way ![A photograph showing a grassy, sandy hillside with gorse bushes overlooking a coastal town and the sea in the distance.](https://images.planningportal.im/2010/07/1324.jpg) South of site along upper tracks looking east ![photograph from page 16](https://images.planningportal.im/2010/07/1326.jpg) Example of some track erosion on the east side of the site ![photograph from page 17](https://images.planningportal.im/2010/07/1327.jpg) Upper track area adjacent Millennium Way Existing Track Areas on upper part of site ![A photograph showing a cleared plot of rough ground surrounded by gorse bushes, overlooking a rural valley with fields.](https://images.planningportal.im/2010/07/1328.jpg) Existing Track Areas on upper south part of site West of site where proposed pond is to go ![A photograph showing a grassy hillside with gorse bushes and a dirt track leading up the slope.](https://images.planningportal.im/2010/07/1330.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/28-lezayre-sky-hill-off-millennium-changing-facility-storage/documents/1569569*