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Application No.: 16/00118/B Applicant: Department of Infrastructure Proposal: Alterations to existing substation Site Address: Belle Vue Substation Maughold Isle of Man IM99 1PS Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 SITE - 1.1 The application site is the MER substation and small associated curtilage and plant. It is situated on the south western side of the Manx Electric railway line near to the level crossing on the A15 and Belle Vue Halt. It is accessed by a track to the south from the level crossing. The site is 10m x 7m. - 1.2 The substation is small red brick pitched roof building.
2.0 THE PROPOSAL - 2.1 The application is for the following works;
3.0 PLANNING HISTORY - 3.1 There is no planning history associated with the site.
4.0 PLANNING STATUS - 4.1 The site has been zoned under the Isle of Man Development Plan Order 1982 as being "wood land" not zoned for development; not within Maughold Conservation Area, but within an area zoned as High Landscape Value or Coastal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following Strategic Plan policy is most relevant for consideration:-
"Environment Policy 2: 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
5.0 REPRESENTATIONS - 5.1 DOI Highways - no highways implications. 24.02.16 - 5.2 Maughold Commissioners have no objection to the proposal. 25.02.16
6.0 ASSESSMENT - 6.1 The proposed works will have a visual impact on the area but what is proposed has been sensitively designed particularly when viewed within the wider landscape within which the building sits. The need for the refurbishments and fence is understood and given the position of the substation it is not considered that the proposal would harm the character and quality of the landscape.
7.0 RECOMMENDATION - 7.1 The application is recommended for approval.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted
Date of Recommendation: 18.03.2016
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.
This approval relates to drawing no P-01 Rev 0 date stamped as received on 4 February 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: 23.03.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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