Decision Notice

Mrs Tracey Ridgway Close Leece Farm Patrick Road St Johns Isle Of Man IM4 3BR

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure)(No 2) Order 2013

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Mrs Tracey Ridgway, Ref 17/00322/B, for the Conversion of existing barn to provide a farm shop (Class 1) and cafe (Class 3) with associated kitchen, erection of an agricultural building, improvement works to existing farm tracks and creation of additional parking at Close Leece Farm Patrick Road St Johns Isle Of Man IM4 3BR subject to compliance with the following condition(s) and notes (if any) :

• 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.

• 2. Prior to the commencement of works on the barn conversion hereby approved, a visibility splay of 2.4m by 90m unless otherwise agreed in advance with the Department shall be provided from the existing access to the south of Patrick Road, and the existing access lane widened, as shown on Drawing 3 (Version 2.0) (date-stamped as having been received 6th June 2017). The visibility splay shall be retained as such thereafter. Reason: In the interest of highway safety.
• 3. Prior to the erection of the new barn hereby approved, a visibility splay of 2.4m by 90m unless otherwise agreed in advance with the Department shall be provided from Field no.334899 as shown on Drawing 3 (Version 2.0) (date-stamped as having been received 6th June 2017). The visibility splay shall be retained as such thereafter. Reason: In the interest of highway safety.
• 4. Prior to the car parking and turning areas hereby approved coming into use, the existing access annotated as "historic access now closed" on Drawing 3 (Version 2.0) (datestamped as having been received 6th June 2017) shall be permanently closed. Reason: In the interest of highway safety.

• 5. Prior to the barn conversion element of the application coming into the uses that are hereby approved, each of the parking, turning and manoeuvring areas as shown on Drawing 3 (Version 2.0) and Drawing 4 (Version 2.0) (both date-stamped as having been received 6th June 2017) shall be provided and shall thereafter remain permanently clear of obstruction for the purposes of access, manoeuvre and parking. Reason: In the interest of highway safety.
• 6. The existing trees shall be retained in accordance with the approved details. Any retained tree that, within five years of the approved development being completed, dies, is removed or becomes seriously damaged or diseased, shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
• 7. The farm shop and café hereby approved shall be for the benefit of Close Leece Farm only and shall not be run independently of the farm.

Reason: To prevent the undesirable establishment of a more general retail use in this countryside location.

• 8. The area of the farm shop shall be as shown on approved Drawing 10 (Version 2.0), date-stamped as having been received 6th June 2017, unless otherwise agreed in advance in writing with the Department.

Reason: To prevent the undesirable establishment of a more general retail use in this countryside location.

• 9. The goods sold from the farm shop hereby approved shall be sourced from produce solely grown or produced on the Isle of Man and seafood products caught off the Isle of Man or processed here and ancillary and complementary items to the use of the building as a farm shop.

Reason: The part of the building shown as farm shop shall not be used for any other purpose within Class 1 of Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification).

The development hereby approved relates to Drawings 1 (Version 2.0), 2 (Version 2.0), 3 (Version 2.0), 4 (Version 2.0), 5 (Version 2.0), 6 (Version 2.0), 7 (Version 2.0), 8 (Version 2.0), 9 (Version 2.0), 10 (Version 2.0), 11 (Version 2.0), 12 (Version 2.0), 13 (Version 2.0), 14 (Version 2.0) and 15 (Version 2.0), and also the 'Planning application supporting documents' document, all date-stamped as having been received 6th June 2017.

Date of Issue: 13th July 2017

Director of Planning and Building Control

Guidance Note

This decision was made by the Planning Committee in accordance with the authority delegated to it in the name of the Minister and/or in the name and on behalf of the Department.

This permission refers only to that required under the The Town and Country Planning (Development Procedure)(No 2) Order 2013.

Any appeal against this decision must be in accordance with the criteria set down in that instrument.

Specifically, a valid appeal must be in writing, signed by the appellant, and submitted to the Department within 21 days of the date of this Notice. To further validate the appeal it must contain:

•  Payment of a planning appeal fee as prescribed in the Town and Country Planning (Application and Appeal Fees) (No2) Order 2016 (currently £170);
•  The reasons for making the appeal; and
•  An election to have the appeal conducted by means of an inquiry (a hearing) or by means of written representation.

An appeal form and guidance notes are available from either Planning & Building Control, Tel 685950, or to download from the Department’s website https://www.gov.im/categories/planning-and-building-control/planningapplications/planning-appeals/how-to-appeal/

The proposed development must not be commenced until either;

•  The time for requesting an appeal has expired; or
•  Any appeal has been determined;

Whichever is the later.

If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department’s public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.

A copy of the Officer’s report and any correspondence which led to the assessment and decision is now available to view on the Government’s website (via Online Services) or at the Department’s offices Murray House, Mount Havelock, Douglas.

https://www.gov.im/planningapplication/services/planning/search.iom

Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.