**Document:** APL Planning Statement **Application:** 21/01316/B — Temporary siting of four storage containers (for food and drink), platforms, scaffolding and spectator seating during the Isle of Man TT and the Isle of Man Festival of Motorcycling races **Decision:** Permitted **Decision Date:** 2022-04-26 **Parish:** German **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/8246-german-glen-moar-mill-temporary-siting-four/documents/942508 --- # APL Planning Statement TOWN AND COUNTRY PLANNING ACT 1999 TOWN AND COUNTRY PLANNING (DEVELOPMENT PROCEDURE) ORDER 2019 1612-4.2.3 V1.1 OCTOBER 2021 ## Planning Statement APPLICATION REFERENCE: TBC PROPOSAL: SITING OF FOUR STORAGE CONTAINERS AND ANNUAL ERECTION OF TEMPORARY SCAFFOLDING VIEWING PLATFORM FOR SPECTATORS DURING THE ISLE OF MAN TT AND ISLE OF MAN FESTIVAL OF MOTORCYCLING RACES ADDRESS: FIELD 315139, ADJACENT TO GLEN MOAR MILL, GLEN HELEN ROAD, LAUREL BANK, ST JOHNS, ISLE OF MAN IM4 3NN AUTHOR: EUAN P. H. CRAINE, B.Arch, M.Arch, ADPPA, ARB, RIBA HAVEN HOMES LIMITED THE OLD CHAPEL 32-34 MALEW STREET CASTLETOWN ISLE OF MAN IM9 1AF PHONE 01624 835222 EMAIL HAVEN@HAVEN.IM WEB WWW.HAVEN.IM ### Contents - 0.0 Introduction 2 - 1.0 The Site 3 - 2.0 The Surrounding Context 3 - 3.0 Planning History 4 - 4.0 The Proposal 5 - 5.0 On-Season Operation 7 - 6.0 Off-Season 7 - 7.0 Access and Parking 7 - 8.0.0 Planning Policy 9 - 8.1.0 General Provisions 9 - 8.2.0 Landscape Character 9 - 8.3.0 Tourism Use 11 - 8.4.0 Neighbouring Uses and Amenity 11 - 8.5.0 Neighbouring Uses and Amenity 12 - 9.0 Summary 13 #### Appendices: A Schedule of Drawings and Supporting Documentation - 0.0 INTRODUCTION - 0.1 This Statement has been prepared by Haven Homes Limited (the Agent) on behalf of Rockfell Limited (the Applicant) and is intended to be read and considered together with all associated submissions in the application bundle. - 0.2 The Application is made for full consent for the Proposal (pursuant to the Act1, DPO2, IMSP3 and 1982 Plan4) without prejudice to any existing statutory consents, licences or other provisions in respect of the land (whether contained wholly or partly within the Site) or any concurrent applications for statutory consent in relation to either the land or the Proposal. - 0.3 The Proposal is as described in this Statement and as represented in the drawings scheduled at Appendix A. It may be summarised as the siting of four storage containers and annual erection of temporary scaffolding viewing platform for spectators during the Isle of Man TT (the “IOMTT”) and Isle of Man Festival of Motorcycling (the “IOMFOM”). - 0.4 The Site is as delineated, edged red, on the Location Plan and Site Plan. The Applicant’s additional ownership of surrounding land is as delineated, edged blue, on the Location Plan and Site Plan. The Applicant is the freehold landowner of the Site, which comprises part of the parcel registered under Title 31-02047. - 1 Town and Country Planning Act 1999 - 2 Town and Country Planning (Development Procedure) Order 2019 - 3 Town and Country Planning (Isle of Man Strategic Plan) Order 2016 and its Written Statement - 4 Isle of Man Planning Scheme (Development Plan) Order 1982, its Written Statement and Map - 1.0 THE SITE - 1.1 The Site consists of:— - a) the “Field”, identified on current Large Scale Base Mapping as Field № 315139 (otherwise as Field №s 2322 and 2323 on the 1869 Ordnance Survey at the sheading of Glenfaba, Sheet IX.8); - b) the “Forecourt”, an area of existing tarmacadam hard standing (the former forecourt of a fuel filling station), to the north of a former mill building and east of the Field; and - c) the “Rear Court”, an area of existing block paving and tarmacadam hard standing lying to the east of the Forecourt and serving as an approach to the south of three cottages. - 1.2 The area of the land contained within the Site is some 3205m2 (0.79 acres) when measured on a horizontal plane, including some 1140m2 of hardstanding (comprising both the Forecourt and Rear Court taken together) and the Field at some 2050m2. - 1.3 The Forecourt is relatively flat, as is the Rear Court which falls some 1½m from east to west over some 40m distance. The Field lies some 3m below the level of the adjacent highway, falling a further 2m toward the riverbank, the river bank itself falling a further 1m to the riverbed. - 1.4 The Forecourt has an open frontage onto the highway (some 40m long) that forms an access traversing a footpath (which varies in width from some 1.6m to 2.0m along this length). The Forecourt provides access to the highway from the Rear Court. - 1.5 The Field has an access onto the highway immediately adjacent to and west of the Forecourt. This unmetalled access consists of a graded ramp adjacent to a retaining wall of the Forecourt. - 2.0 THE SURROUNDING CONTEXT - 2.1 The Site lies on the southeast side of the adjacent public highway, the Ramsey to Castletown road (A3, comprising part of the Isle of Man TT Mountain Course), some 2,250m north of its junction with Peel Road (A1) at Ballacraine crossroads, some 1,400m north of its junction with Poortown Road (A20) and some 900m south of its junction with a car park. - 2.2 The Site is bound:— n) to the north in part by the three cottages referred to above, and also by the highway, with the Vaaish Plantation rising beyond; e) to the east by field 312273 (part of the applicant’s land); s) to the south in part by the old mill building referred to (formerly used as a station shop and latterly approved for conversion to residential and tourism use), and also the River Neb with the Beary Plantation rising beyond; and w) to the west by both the highway and the River Neb, where they come into close proximity of one another. - 3.0 PLANNING HISTORY A number of applications have been submitted concerning the Site (in whole or in part), or its vicinity. - 3.1 P.A. 88/04631/B was approved for:“Replacement of canopy with fascia” - 3.2 P.A. 96/00020/B was approved in January 1996 for:“Proposed new shop entrance and display screen” - 3.3 P.A. 96/01263/B was approved in January 1997 for:“Extension to existing garage forecourt” - 3.4 P.A. 00/02263/A was refused in March 2001 for:“Approval in principle for conversion of existing mill to four dwellings and erection of six apartments/ maisonettes” - 3.5 P.A. 02/00852/B was approved in November 2002 for:“Conversion of disused mill to dwelling” This approval did not permit the erection of a sales office that had also been sought under the same application. - 3.6 P.A. 03/01403/B was approved in December 2003 for:“Erection of a car sales office.” - 3.7 P.A. 03/01490/B was approved in December 2003 for:“Amendments to approved conversion of disused mill to a dwelling [02/00852/B].” - 3.8 P.A. 06/00967/B was approved in September 2006 for:“Construction of a replacement garage.” - 3.9 P.A. 08/00550/B was approved in June 2008 for:“Alterations and erection of porch.” - 3.10 P.A. 08/00966/B was approved in August 2008 for:“Conversion from Tearooms to create two dwellings and siting of a gas storage tank.” - 3.11 P.A. 08/01706/B was approved in January 2009 for:“Conversion of former mill building to a dwelling.” - 3.12 P.A. 15/01387/B was approved in February 2016 for:“Conversion of tearooms to create two dwellings and siting of a gas storage tank.” This approval (which has in any event been exercised) was subject to one condition regarding time limitation of commencement. The officer had noted that there was more than adequate parking provision on the site for the proposed use. - 3.13 P.A. 16/00273/C was withdrawn (without prejudice) in December 2016 for:— “Creation of a temporary campsite with associated facilities for the periods 26th May to 13th June and 19th August to 6th September 2016.” - 3.14 P.A. 17/00354/B was withdrawn (without prejudice) in July 2017 for:— “Conversion of garage to one-bedroom tourist accommodation and creation of race day steward facility with viewing platform over.” - 3.15 P.A. 19/01057/B was approved in September 2020 for:“Conversion and extension of redundant mill to create residential dwelling with additional tourist use.” This approval is subject to a number of conditions regarding (1) time limitation of commencement, (2) bat surveys, (3) construction method statement, (4) lighting scheme, (5) retention of original built structure, (6) suspension of certain classes of Permitted Development. The officer had noted that there was more than adequate parking provision. - 3.16 P.A. 20/00937/C was approved in October 2020 for:“Additional use of residential (class 3.3) as tourist living accommodation (class 3.6).” This approval was in respect of Cottage One and Cottage Two, and subject to one condition regarding time limitation of commencement. - 3.17 P.A. 21/00151/B was approved in April 2021 for:“Installation of stone cladding to dwarf walls of porch and stone cladding to south elevation of Cottage 2 and garage doors replaced with French doors to Cottage 3 (retrospective).” - 4.0 THE PROPOSAL - 4.1 The Isle of Man TT Mountain Course is used for two major annual motorcycle road racing events (the “Events”):— - a) firstly (and principally) the IOMTT, typically held in late May into early June; and also - b) the IOMFOM comprising the Manx Grand Prix and Classic TT, typically held in Late August into early September. The Site has a well-established reputation as a location from which to enjoy the Events. - 4.2 In short, the Proposal is to increase inclusivity, accessibility and to generally optimise the existing use of the Site for the enjoyment of the Events by spectators, for the period in which the Events are held (the “Season”). - 4.3 It is proposed that 120 № bleacher seats be temporarily erected and accessed by temporary scaffold staging for the duration of the Season. The seating and staging will together measure some 30m long by 4½m wide, with an additional 7½m long by 1½m wide access. - 4.4 Similar temporary seating and staging for the same purpose is regularly seen at other course-side locations during the Season, for example at:— - a) Rhencullen, Kirk Michael, near the junction with Orrisdale loop road (designated as agricultural land5 and also an AHLV under the 1982 Plan); - b) Ballacrye, Ballaugh, in the field on the south side of the corner at Ballacrye Farm (designated an AHLV under the 1982 Plan); - c) Sulby Bridge, in the field north of the course, east of the junction with The Millrace and west of the juction with St. Jude’s Road (designated as open space6); - d) Churchtown, Lezayre, in Field 134416 south of the course and east of the junction with the church road, B17, (designated an AHLV under the 1982 Plan); - e) The Swan Public House, Ramsey, situated over the watercourse near Parliament Square (consented to by the Department under PA 15/00209/B); - 4.5 4 № storage containers will be sited to make up most of the height required for the bleacher seating (given the fall within the Field adjacent to the highway). The space within the containers below the seating (that would otherwise lie redundant) will be used for a number of purposes for the convenience of spectators. These will be accessed via a timber deck, measuring some 30m long by 2m wide, set at the internal level of the containers. - 4.6 Two of the containers will provide for the sale of food and drink for consumption on the premises catering during the Season (Class 1.3 as defined at UCO7 Schedule Part 1, §3). - 4.7 The two other containers will be used (in part) for Male, Female and accessible WCs. It is not considered feasible for these facilities to be connected to the public foul water system and these will instead be served by an effluent tank of a suitable capacity, to be emptied by tanker as required. The tank will be situated either under the containers or under the timber decking, so that it is concealed from view. The remaining space of the fourth container will be used to stow staging and seating. - 4.8 At the position of the containers, the ground level will be raised with compacted fill as required to set the containers at the necessary level (some 800mm higher than existing). The edge of the deposited fill will have a battered face with green, grassed cover, to avoid the need for permanent retaining structures (allowing the ground to be restored to its former condition should the containers be removed in future), over which the timber deck referred to will stand. The tops of the containers will be lower than the top level of the sod bank adjacent to the highway, in order to minimise their visual impact off-season. - 4.9 The existing highway access to the Field will be utilised to allow maintenance and delivery vehicles to load and unload proximate to the timber deck, without otherwise requiring these vehicles to stop on the highway itself. It is not considered that such use would prejudice the exercise of the approval under P.A. 19/01057/B, under which the same access would be shared by a residential garage (within the former mill building). - 5 Under the Kirk Michael Local Area Plan 1994, its Written Statement and Map - 6 Under the Sulby Local Area Plan 1998, its Written Statement and Map - 7 The Town and Country (Use Classes) Order 2019 - 5.0 ON-SEASON OPERATION - 5.1 Given the extent of the temporary elements of the Proposal, and the time that may be required to assemble the seating and staging, it is proposed that these be erected up to two weeks prior to the Season (in May). - 5.2 For the avoidance of doubt, it is proposed that the seating and scaffolding be retained in situ between the Events, for the duration of the Season, as would otherwise unreasonably require the disassembly and immediate reassembly of the seating and staging within a relatively short interim period. - 5.3 For the duration of the Events, the Forecourt and Rear Court will be utilised for visitor parking (see §7.1). - 5.4 The storage containers will be operated for the uses described above (see §§4.6—4.7) for the duration of the Events. - 5.5 For the duration of road closures related to the Events, barriers will be temporarily erected at the edge of the Forecourt across the defined access and egress (see §7.4). - 6.0 OFF-SEASON - 6.1 The temporary elements of the Proposal will be disassembled over the course of up to two weeks after the Season (in September). Those temporary elements incapable of being stowed within the sited containers (see §4.7) will be removed from the Site via the Field access (see §4.9). - 6.2 For the avoidance of doubt, the temporary elements of the Proposal consist of the bleacher seating and the scaffold staging but not the containers nor the timber deck. - 7.0 ACCESS AND PARKING - 7.1 For the duration of the Events, the Forecourt and Rear Court will be utilised for visitor parking. Notwithstanding that the Decision Notices to PA 15/01387/B, PA 19/01057/B and P.A. 20/00937/C do not expressly require that parking be identified and retained solely for the purposes of those consents, the Proposal will reserve parking spaces for those purposes in accordance with current parking standards. - 7.2 To better manage visitor traffic during the Events, the 40m open frontage of the Forecourt will be reduced to a defined access and separate egress by the construction of low-level boundary walls. The access will be located opposite the former mill and the egress located at a distance to the southwest. The position of the egress provides the maximum stopping sight distance possible to both north-bound and south-bound traffic between two bends on the highway. - 7.3 A speed restriction of 60 miles per hour is imposed on the adjacent highway between Ballacraine and Cronk-y-Voddy. Visibility splays are shown on respective drawings for the defined access and egress. It is considered that this arrangement represents an improvement over the open frontage that currently exists, whereby vehicles might access and emerge from the Site at any given position along a 40m length. It is demonstrated that neither the containers nor the bleacher seating will obstruct the line of sight of vehicles emerging from the defined egress, nor restrict forward visibility on the highway itself. - 7.4 Barriers will be temporarily positioned at the edge of the Forecourt, across the defined access and egress, for the duration of road closures related to the Events. This will prohibit both vehicular and pedestrian movements and also define a safe area on the Forecourt for spectators to stand. - 7.5 An indicative parking layout has been prepared to show how the Forecourt and Rear Court may operate on-season. - a) Whereas the previous edition of the Manual for Manx Roads (“MfMR” version 1.03 at §11.11.3) had stated an effective motorcycle parking bay size of 2.3m by 0.9m, the recently issued edition (version 2.00 at §C.4.4) states that parking spaces should be 2.4m by 1.4m. - b) Given that motorcycle parking will be relatively short term (and in any case by a temporary arrangement on-season), it is considered reasonable that each space adopt a standard width of 0.9m, as advocated in MfMR v.1.03, with the further 0.5m space (1.4m total width) advocated in MfMR v2.00 being shared between two respective spaces (or where located next to an obstruction, such as a wall). On this basis, it is shown that there will be adequate parking for 116 № motorcycles. - c) Although this approach requires motorcycle riders to dismount to one side — either the left or right — this is considered reasonable given the particular nature of the Proposal. - d) As both the Forecourt and Rear Court will be well observed for the duration of the Events, it is considered that anchor points to chain the wheels of motorcycles will not be necessary. - 7.6 The indicative layout also shows parking for eight cars, each space measuring 5.0m long by 2.5m wide (identified with the prefix “C/”). Three of the eight spaces are accessible parking spaces (identified with the prefix “A/”) and provide a 1.25m margin as shown. The parking requirements of the existing uses of the three cottages and mill building are thereby provided (without reliance on the integral garage within the former mill building, approved under P.A. 19/01057/B ). - 7.7 A large part of the Forecourt between the access and egress will be kept clear of parked vehicles. This will help prevent road users queuing on the highway whilst awaiting clear space to access the site. A part of this space will also be used as a dropoff area for shared transport arrangements, such as minibuses and shuttle services, reducing the parking requirements of the Proposal and encouraging sustainable transport. - 8.0.0 PLANNING POLICY - 8.1.0 — GENERAL PROVISIONS — - 8.1,1 IMSP §1.3.1 states (with our emphasis):“A strategic plan comprises a written statement formulating the Department’s general policies in respect of the development and other use of land in the Island, together with a reasoned justification of those policies and such diagrams, illustrations, or other explanatory matter as the Department thinks fit.” - 8.1.2 IMSP §1.7.2 states (with our emphasis):“The Aim, Objectives, Policies and Spatial Strategy must be looked at as a whole. They are intended to inter-relate and should not be read in isolation.[…]” - 8.1.3 IMSP §1.4.2 states:“[…] those parts of the Island which are not the subject of approved Local Plans are covered by the land-use zones on the 1982 Development Plan.” - 8.1.4 IMSP §1.4.3 states:“Existing Local Plans will remain in effect until they are replaced by new Area Plans. The 1982 Development Plan, as amended by the various Local Plans, will have effect as an Area Plan. New Area Plans will be in general conformity with the Strategic Plan.” The Site remains the subject of the 1982 Plan, in which the Site is designated as an Area of High Landscape or Coastal Value and Scenic Significance (AHLV). - 8.1.5 IMSP §1.4.4 states:“In the case of any inconsistency between the provisions of the Strategic Plan and the provisions of an Area Plan, whichever came into force later will prevail.” The IMSP was adopted in 2016 and therefore prevails in the case of any inconsistency with the 1982 Plan. - 8.2.0 — LANDSCAPE CHARACTER — - 8.2.1 GP28 states:— “Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:[…] (c) does not affect adversely the character of the surrounding landscape or townscape;[…] (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;[…]” - 8 General Policy 2 at IMSP §6. - 8.2.2 IMSP §7.4.1 states:“Development which is permitted in ‘Areas of High Landscape or Coastal Value and Scenic Significance’ or in important landscape and coastal areas as recognised by any new landscape classification, will be subject to higher design standards than would normally be required. Development must be properly integrated into the landscape in terms of scale, materials, architectural style, engineering works and landscaping. Landscape features such as trees, hedgerows, sod banks or traditional stone walls which are important to landscape character should be retained. In cases where development is not capable of being sensitively and unobtrusively integrated into the landscape, permission will not be granted.” By virtue of IMSP §1.3.1, the paragraph cited above must be taken as part of the formulation of any and all relevant policy; it is clearly provided that development in an AHLV may be permitted in certain circumstances, subject to relevant policies. In turn, inter-relating policies must be balanced accordingly, pursuant to IMSP §1.7.2. - 8.2.3 EnvP29 states:“The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential.” The sod bank will be retained as an existing feature. The four storage containers will be positioned so that the top of each will be lower than the top level of the sod bank. The containers will, therefore, not have an obtrusive appearance on their environs, as they will not be perceived to any significant degree from the public realm. Notwithstanding that the Proposal need only comply with one of the two exceptions provided under EnvP2 above (that is, [a] or [b]), and that subsection (a) is clearly satisfied in any event, it is shown that the siting of the containers is essential to support the temporary use proposed, pursuant to subsection (b). - 8.3.0 — TOURISM USE — - 8.3.1 IMSP §9.5.1 states:“‘Tourism’ has been defined by the Tourism Society as ‘the temporary short term movement of people to destinations outside the places where they normally live and work and their activities during their stay at these destinations’, and it covers a very wide range of activities and types of development.[…]” - 9 Environment Policy 2 at IMSP §7.6.1 - 8.3.2 IMSP §9.5.3 states:— “[…] Many activities and facilities providing for the Island’s tourists require no permanent development: the TT Races, for example which attract by far the most significant number of tourists to the Island of any event held here[…]” The seating and staging will be temporarily erected during the Season. The Department has previously consented to similar temporary structures for such purposes and, moreover, to temporary tourism uses that are often contrary to the designated land use indicated on relevant area plans. - 8.3.3 IMSP §4.4.4 states:— “The development of tourism should be fostered by making appropriate use of the Island’s natural attractions, our built heritage and our vintage transport systems. […]” The geological processes that eventually formed the valley and directed the route of the River Neb also provided a convenient source of energy that led to the construction of a mill at the Site. Indeed, these processes also caused the particular route taken by the Ramsey to Castletown road. These circumstances ultimately created the popular spectator location which is at the heart of the Proposal. The fact that these natural and manmade attractions will be augmented by the Proposal should be considered in the Application’s favour; StrP810 states (with emphasis):— “Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions.” - 8.4.0 — NEIGHBOURING USES AND AMENITY — - 8.4.1 GP2 states:— “Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:[…] - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; […] In consenting to prior developments in the vicinity of the Site, the Department will have been well aware of (and given due consideration to) the fact that the Events are normally held on an annual basis. It is clear, therefore, that the Department held the view that the Events are not prejudicial to those developments (and their uses). - 10 Strategic Policy 8 at IMSP §4.4.4 - 8.4.2 TP711 states:“The Department will require that in all new development, parking provision must be in accordance with the Department’s current standards. - a) Parking standards are found at IMSP §A.7.6, but do not provide for the use specifically sought in the Proposal. Although a class for assembly and leisure purposes is provided, this is expressed in terms of the floor area of particular facilities (cinemas, meeting halls, conference centres, sports facilities and the like). As such, it is not considered that any of the uses provided for in the standards equate to the course-side assembly of motorsport spectators. - b) The standards do, however, provide for typical residential units, at 2 № spaces per unit. As discussed in respect of the three cottages and the former mill (see §7.6), this standard of parking provision is provided for in the Proposal. - c) The balance of the Forecourt and Rear Court provides parking for 116 motorcycles on the basis described (see §7.5). It is considered that the Proposal (including both the 120 bleacher seats together with 40m linear length of the Forecourt for spectating) will be adequately served by the combination of motorcycle spaces and the shared transport drop-off area. - 8.5.0 — HIGHWAY SAFETY — - 8.5.1 GP2 states:— “Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:[…] (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; […] §7 of this Statement expands on the considerations made with respect to highway safety and how it is considered that this will result in an improved arrangement over the current situation. - 8.5.2 TP612 states:“In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users. The indicative parking layout has been arranged so that both the Forecourt and Rear Court will have routes shared by vehicles and pedestrians. This will be employed on a temporary basis coinciding with the Events and, on such basis, it is considered that TP6 is not actually applicable to the Proposal (serving an existing sui generis use and not new development per se). Nevertheless, the indicative arrangement shows a level of intervisibility between motorists and pedestrians that will facilitate the safe use of the shared surface. - 11 Transport Policy 7 at IMSP §11.5.3 - 12 Transport Policy 6 at IMSP §11.4.1 ### 9.0 Summary - 9.1 The Proposal augments an existing use of the Site associated with the two most significant tourism events held on the Island, thereby increasing the capacity for their enjoyment at a particularly popular location. - 9.2 The Site has been carefully considered in the generation of the design of the Proposal. This takes advantage of the natural topography of the Site in order to best conceal elements of the Proposal that will remain on the Site (off-season). - 9.3 There has also been careful consideration as to the on-season operation of the Proposal in order to minimise risk and ensure that the safety of highway users is unaffected. - 9.4 The amenity of existing developments in the Site’s vicinity (to which the Department has previously consented) will be retained without prejudicing the use of those developments. - 9.5 The Proposal will provide adequate amenity in and of itself, as is considered necessary to support and properly accommodate the existing use of the Site and its supporting activities. - 9.6 It is considered that the Proposal complies with the planning policies identified in this Statement. Where, in the view of the Department or other statutory consultees, there exists any matter that may impede the approval of an application, it is the public duty of the Department to advise the Applicant or their Agent, so that such matters may be addressed prior to the determination of the application. - 9.7 After the emergency measures of recent times, many anticipate the Events’ return in 2022 will go some way towards restoring the Island’s afflicted tourism and leisure sector. To this end, it is expected that the Proposal will make a positive and significant contribution. ### Appendix A Schedule of drawings submitted in support of the Application ### Author Reference Rev. Drawing Title - Haven Homes 1612-100.00 A Location Plan - Haven Homes 1612-100.01 A Site Plan as Existing - Haven Homes 1612-100.02 A Site Plan as Proposed - Haven Homes 1612-100.03 A Visibility Splay: Egress - Haven Homes 1612-100.04 A Visibility Splay: Access - Haven Homes 1612-100.05 A Swept Path Analysis Sheet 1 of 2 - Haven Homes 1612-100.06 A Swept Path Analysis Sheet 2 of 2 Haven Homes 1612-100.10 A Plans, Elevations and Section --- *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/8246-german-glen-moar-mill-temporary-siting-four/documents/942508*