**Document:** DEC Officer Report **Application:** 20/00920/B — Landscaping works, erection of feature totems and feature lighting **Decision:** Permitted **Decision Date:** 2020-11-05 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/13438-michael-jurby-industrial-estate-landscaping-totems-lighting/documents/999851 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATIONS **Application No.:** 20/00920/B **Applicant:** Public Estates & Housing Division **Proposal:** Landscaping works, erection of feature totems and feature lighting **Site Address:** Jurby Ind Estate Jurby Industrial Estate Jurby Isle Of Man Principal Planner: Mr Chris Balmer **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 26.10.2020 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions - C 1. 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. - C 2. Prior to the installation of any totem a detailed design of the totem is required to be submitted and approved by the Department in writing and this approved scheme is required to be fully adhered to. Reason: In the interest of the visual amenities of the area. This application has been recommended for approval for the following reason. It is considered that the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This approval relates to the submitted documents and drawings 204, 105, PL440/07 REV C, PL440/08 REV C, PL440/09 REV D, PL440/10 REV B and "Phase 1 Jurby totem - scale view" all received on 12th August 2020. ## Interested Person Status Additional Persons None ## Officer’s Report 1.0 THE SITE - 1.1 The sites form part of the Jurby Industrial Estate in Jurby, namely the two entrances/exits points of the by-pass road which adjoins the Coast Road and Jurby Road. 2.0 THE PROPOSAL - 2.1 The application seeks approval for the landscaping works, erection of feature totems and feature lighting at and adjacent to the bypass entrances/exit points. Works including planting of various trees and shrubs and feature plants, installation of artwork and raising of ground in some locations to enhance the appearance of the works. - 2.2 The works are being undertaken in line with the "Jurby Initiative" project which are to improve the area as a whole, whilst providing new industrial units etc. ## - 3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered to be specifically material in the assessment of the current application. - 4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area designated as "Airfield" identified on the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. Given the nature of the application and its history of approval for industrial development, it is appropriate to consider the following planning policies: 4.2 General Policy 2 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: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (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; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." ## - 5.0 CONSULTATIONS 5.1 DOI Highways Services do not object to the application (28.08.2020). 5.2 Jurby Parish Commissioners (14.09.2020) made the following comments: "Jurby Parish Commissioners are disappointed that there was no consultation with them before this application was taken to planning, especially as members have considerable knowledge of the history of the site from the building of the Airfield through to the present day, as well as of the needs and wishes of the residents of Jurby. We acknowledge that the Industrial Estate itself does need a major 'tidy up' before any other aspects are considered to encourage new businesses, and that the recent ad hoc additions of buildings and lack of proper signage, cohesion and branding do not make for an interesting or attractive environment. But there is already an interesting history to build on not just to be obscurely alluded to in the ways proposed in this application. Name and characterisation Aerial views of the airfield show that it is surrounded by farmland and of course the airfield was originally farmland, but the only reference to farming in the Mind Map is to cornfields in the grasslands. The park theme is not sympathetic to the natural countryside environment and the name Airfield or Jurby Airfield would be more appropriate. This is not a retail, business, residential or recreational park, and the use of Avenue and Close are equally confusing and inappropriate, suggesting a dreary 1950s housing estate. The Totems The stark girder-like corten steel 'Jurby totems' are suggested to reference the less attractive landscape features of RAF Jurby, the chimneys, masts, water tanks, but the inevitable question people will ask is, "What are they supposed to be?" The figure 80, presumably referring to the airfield being 80 years old in 2019, will have no relevance in 5 or 10 years time. We would prefer a more obvious totemic reference to the history of the site, such as an allusion to the elliptical wing of a Spitfire, or a more modern aerofoil design, with softer lines and colour. More verticality and visual interest could also be introduced by the addition of windsocks. External Lighting If the area was intended to be a park in the real sense then the proposed lighting scheme might be considered appropriate, but who are the people who will benefit from the enrichment of the night time environment in Jurby? At the end of the working day there will be no one there. Will this elaborate and expensive scheme attract more businesses to Jurby or even be seen by anyone other than a few passing motorists or dog walkers? Is the 'Park' intended to be a public space for the community? In short the proposed rebranding is considered to be confusing and out of keeping with the estate's surroundings. The estate is being rebranded as a Park, which it is not, and the proposals offer little added value to the tenants of the estate or to the residents of Jurby." - 5.2.1 In responses the Applicants (DOI) met with the Jurby Commissioners to discuss the proposals (12.10.2020) and the applicant's letter dated 20th October outlines the discussions. - 6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of the application are; potential impact upon the street scene and highway safety. Potential impact upon the street scene 6.2 The proposed landscaping works, artwork and earthworks would all result in a significant improvements to what current existing and provides an enhancement to the main entrance points into the Jurby industrial Estate. Overall, it is considered an arrangement of units as shown and their size, design and finish would be appropriate for the site, and would not unduly affect the visual amenities of the street scene. 6.3 In terms of the design of the totem it is considered a condition can be attached which requires the final design prior to it being installed. The concerns of the Commissioner's appear to have been overcome by the design of the totem having an airfield theme (due history of the area). In relation to the name this is not an issue that the planning application can consider. The lightning as explained by the applicant's low level lightening for the landscape and totems to help improve the ambience of the estate to the main access road through the estate. Highway safety 6.4 Highway Services have considered the proposal and it is presumed the proposal create no highway safety issues. Given the lack of any objection it is considered the works would be acceptable form this respect. - 7.0 CONCLUSION 7.1 For the reasons outlined above it is considered that the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and it is therefore recommended that the planning application be approved. 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 02.11.2020 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/13438-michael-jurby-industrial-estate-landscaping-totems-lighting/documents/999851*