Officer Report

Application No.: 16/00335/B Applicant: James W Callow Proposal: Alteration and widening of vehicular access Site Address: Field 134001 Bride Road Ramsey Isle Of Man Case Officer : Mr Jason Singleton Photo Taken: 09.05.2016 Site Visit: 09.05.2016 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the field 134001, Bride Road, Lezayre. The field is located on the east side of the A10 Bride Road, the application site is opposite the property Balladoole Beg on the West side of the Highway. The field represents a thin strip of land that widens out the further north you get to the northern boundary. The site is within the 30mph speed restriction zone. - 1.2 There are two existing entrances into the field, both a very narrow and only wide enough to accommodate a small vehicle. One access is to the most southern point of the site and the second entrance is near enough opposite the entrance way to Balladoole Beg. This application is concerned with the entrance opposite Balladoole Beg which features a set of robust Manx stone pillars over 2m in height and a metre square. THE PROPOSAL

2.1 The proposal includes a series of works to improve the access into the field and visibility when existing. The scope of works would see a re-positioning of the existing gate posts further back into the field to give a clear 5.0m from the edge of the highway. The banks that are either side of the entrance pillars would be reformed and graded to provide 2mx40m visibility splay. The new entrance would have a width of 3.5m. PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 The application site is not designated for any site specific purpose and lies within an area recognised as High Landscape or Coastal Value and Scenic Significance under the 1982 Isle of Man Development Plan.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered materially relevant to the assessment of this current planning application:

General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

f) building and engineering operations which are essential for the conduct of agriculture or forestry;

• Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
• Environment Policy 2 which states: "The present system of landscape classification of Areas of High Landscape of 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 difference 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."

REPRESENTATIONS

5.1 Lezayre Parish Commissioners object as they are of the opinion "the applicant hasn't provided information of what the site is intended for and the strip of land is narrow with coastal erosion". (08/04/16)

5.2 Highways services has commented to ask that any approval be conditioned to say "There shall be nothing planted, erected or allowed to grow above 1.0 metres in height within the visibility splay. Reason: In the interest of highway safety"

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are the principle of the development and the impact upon the character and appearance of the landscape and highway.

6.2 The main purpose of the new field entrance is to facilitate access to the field whilst minimising conflict with domestic vehicles using Bride Road. This is considered to be sufficient justification for the entrance, particularly as there are no objections from highways.

6.3 The creation of the new access results in the removal of part of the existing hedge to later reform this hedge to meet the repositioned pillars creating a better entrance and area to pull off the highway with a vehicle to open the gate. - 6.4 Field gates are common place in the countryside and it is considered that the proposal would not be out of place and would be in keeping with the access adjacent to the site and with the character and appearance of the area. - 6.5 As indicated on drawing 15TS021-SK-02 REVB dated Jan 2016, sufficient visibility splays can be provided. It is also important to acknowledge that Highway Services do not oppose the application, subject to a condition.

RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant

or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation: 17.05.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. There shall be nothing planted, erected or allowed to grow above 1.0 metres in height within the visibility splay. Reason: In the interest of highway safety

This approval relates to drawings referenced; 15TS021-LOC-01 and 15TS021-SK-02 date stamped 14th March 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 23.06.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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