Planning Officer Report

Planning Officer Report And Recommendations {{table:12990}}

Officer's Report

The Application Site

1. The application site comprises the curtilage of Glen Wyllin Trout Hatchery located on the western side of Shore Road in Kirk Michael.

The Proposal

1. The proposal comprises the construction of fish tanks within the application site.

Planning History

1. The application site has been the subject of a number of previous planning applications that has resulted in the development of a trout farm within the application site. None of these previous planning applications are considered specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of local plan policy, the application site is designated as a trout farm under the Isle of Man Planning Scheme (Kirk Michael Local Plan) Order 1994. There written statement that accompanies the local plan refers to the site, with Policy 6.3 stating:

"If extension to the trout farm is envisaged then this should be supported. Additional development must however conform to a high standard of design and will be required to incorporate appropriate landscape proposals."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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."

Representations

1. Michael Commissioners have no objection to the planning application.

Assessment

1. The planning application seeks planning approval for the construction of fish tanks within the application site.
2. The proposed development, which was the subject of pre-application discussion, is positioned within an existing pound (empty) next to other existing fish tanks.
3. Given that the proposed tanks are clearly related to the overall commercial activity occurring within the site and next to existing tanks it is considered that the impact of the development is not significantly different to that of the existing situation. There are no obvious impacts on public amenity, private amenity or highway safety. The proposal is not considered to affect any other obvious material planning consideration and is concluded to satisfactorily accord with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Michael Commissioners.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	02.12.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s 01 rev. P1 and 02 rev. P1 date stamped the 28th October 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 6/12/11

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed : Jennifer Chance Development Control Manager