Planning Officer Report

Application No.:	12/00121/B
Applicant:	Mr Edward Clague
Proposal:	Creation of an additional field access and reduce width of existing field access
Site Address:	Field 130781
Kella Road
Sulby
Isle Of Man

Officer's Report

The Site

1. The site as shown is two fields to the west of Kella Road between Sulby village and Kella Farm to the north. Kella Road is a public highway which runs into Kella Farm and which then heads east to join the St. Jude's Road ( A17). The site appears as one single field. The fields amount to 1.4 hectares in area. Also owned by the applicant is a residential property to the south, Greystones, separated from the application site by a lane which leads to the field behind Greystones which is not owned by the applicant.

1. The fields are between two residential properties - Greystones and to the north, Kella Sheear with West Kella to the north of this. The field has a frontage to the road of 85m and a general depth of 100m extending to 150m at the north western end of the site.

1. Currently, access into the field is at the southern end of the frontage and is 9.45m wide.

The Proposal

1. Proposed is the narrowing of the existing access from 9.45m to 4.6m incorporating a metal field gate but retaining visibility splays or 120m by 2m in both directions. A new access is to be formed approximately half way up the frontage. This is to be around 9m wide with a field gate recessed by 8.5m and 6.1m wide. Visibility of 120m by 2m is to be provided. The frontage is provided by a sod hedge and where necessary this will be reduced to 1m for visibility. The applicant has an option to purchase part of the site (hence the field being shown as split into two) and an additional access is required for the remaining part of the site.

Planning Policy And Status

1. The site lies within an area designated on the 1982p as Open Space of High Landscape Value and Scenic Significance. The site lies outside the area of the Sulby Village Local Plan of 1999.

1. As such, there is a presumption against development, as set out in Environment Policies 1 and 2.

Planning History

1. There are no planning applications which have been submitted in respect of this application.

Representations

Case Officer :	Miss S E Corlett
Photo Taken :	15.02.2012
Site Visit :	15.02.2012
Expected Decision Level :	Officer Delegation

1. Highways and Traffic Division indicate that they do not oppose the application but that the applicant should contact the Operations Section of Department of Infrastructure prior to the undertaking of any work within the highway.

Assessment

1. The site, whilst outside the village boundary, is not in open countryside and there are dwellings at each end. As such, the need to protect the countryside for its own sake is less critical than it would be say on the St. Jude's Road to the east, which is much more rural in nature. The proposed new access would be safe and would enable the two fields to be used independently from each other with little impact and the reduction in opening width of the existing access closer to Greystones will mitigate the impact of the new access.

1. It is considered that there are practical reasons for the new access and the alterations to the existing access and as the visual impact of both proposals is limited and not considered to be adverse, the application is recommended for approval.

Party Status

1. The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 27.02.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 permission relates to the creation of a new access and reduction in width of the existing field access all as shown in drawings reference 1 and 2 both received on 26th January, 2012.

N 1. The applicant is recommended to consult the Operations Section of Department of Infrastructure (telephone 686665) in respect of working within the highway.

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

Decision Made : Permitted Date : November 29/2/12

Determining officer (delete as appropriate)

Signed : A. H. H. Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager