Planning Officer Report

Planning Officer Report And Recommendations {{table:15496}} {{table:15495}}

Officer's Report

The Application Site

1. The application site comprises a parcel of land located within the most western quadrant of the field 312909 on Main Road, St John’s. The application site is north of St John’s School, west of ‘Balladoyne Estate’ and south of ‘Balladoyne Farm.’
2. The southern boundary of the application site is on the northern side of the dismantled railway track. The A1 (Peel Road) runs to the north of the site. The application site is of a slight trapezium shape and measures approximately 550sqm.

The Proposal

1. The proposal comprises the erection of a horse field shelter together with fencing and an access gate.

Planning History

1. The application site has been the subject of five previous planning applications that are considered specifically material to the assessment of this current planning application:

PA 11/00690/B: Residential estate layout of 6 plots, roads and sewers including temporary construction access to site of Station Road. This previous planning application was approved.

PA 08/02143/B: Erection of a detached dwelling. This previous planning application was refused. PA 08/01842/B: Erection of dwellings to plot 2, 4, 6. This previous planning application was refused. PA 08/01510/B: Residential layout for 6 dwellings with layout of plots, roads and sewers. This previous planning application was refused. PA 06/00371/A: Approval in principle for a residential development of 6 dwellings. This previous planning application was refused.

Planning Policy

1. In terms of local plan policy, the application site is within an area zoned for residential use (Area 1) under the St John's Local Plan 1999, Planning Circular 6/99. Area 1 is currently agricultural land. There is one policy within the written statement that accompanies Planning Circular 6/99 that is considered relatively material to the assessment of this planning application:

Policy RES/P/1 states:

"Residential development shall be permitted within Development Area 1 in accordance with the following development brief.

Development Brief:

a. The maximum number of units which may be developed on this site is six (6). b. All dwellings shall be single storey (dormer accommodation will not be permitted) c. No detailed application for development of any dwelling will be approved until such tie as a detailed application for the installation of roads and sewers together with the indication of plots and landscaping, has been approved by the Planning Committee. d. The application for the development of the site must include an indication of the temporary route to be used by construction traffic and such route must not be through the Balladoyne Estate. Such a temporary route must be removed and the site made good when construction works are completed. e. Permanent access to the site after development is completed may be taken through Balladoyne Estate. f. No development may commence until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme investigation which has been submitted to and approved by the Department. Such a scheme must be included as part of any detailed application for consideration and the applicant is strongly recommended to consult Manx National Heritage. g. Whilst field 9378 (that immediately behind Balladoyne Farmhouse) has been included within the developed in association with the existing adjacent properties (Balladoyne Farmhouse, "Allo" and 11, Balladoyne Estate and the building known as the Methodist Church) and may not be used for the erection of any new dwellings.

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:

Environment Policy 21 states:

"Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used"

Representations

1. The Department of Infrastructure Highways Division have no objections to the planning application.
2. Ravenhill Resources have objected to the current planning application on the grounds that the proposal is contrary to land use designation and have commented on the suitability of the proposal within in its proposed location and any further development would be obstructed.