Planning Officer Report

Application No. :	12/00195/B
Applicant :	Department Of Community, Culture & Leisure
Proposal :	Creation of a pedestrian access from existing car park
Site Address :	The Wildlife Park
	The Curragh
	Ballaugh
	Isle Of Man
	IM7 5EA

Officer's Report

The Site

1. The site is the curtilage of the Curraghs Wildlife Park situated on the northern side of the A3 TT course between Sulby and Ballaugh. The part of the Park which this application relates to sits at the front (southern end) of the site, outside the entrance gates and separated therefrom by the former railway line which is now a public footpath.

1. There is a building close to the proposed works, which looks like a small single storey dwelling with a hipped roof which sits below the level of the car park. The property was formerly a gatehouse associated with the railway line but has remained unoccupied for some time. The property is presently unused.

The Proposal

1. Proposed is the creation of a pedestrian footpath between the car park and the office building to the north beside which is the exit from the Park. The footpath will be finished in block paving. There will be a change in level along the route of the path. Two trees will need to be removed to make way for the path: the Forestry Officer of Department of Environment, Food and Agriculture has been consulted and permission has been granted for the removal of these trees. Planning permission has already been granted for the replacement of the existing conservatory with a large glazed structure to act as the entrance and shop (PA 11/1749).

Planning Status And Policy

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 Plan as High Landscape Value and Scenic Significance: the Wildlife Park itself is designated as an "area of open space not open to the public".

1. As such, the site lies within an area where development is discouraged. However, what is proposed is very modest in nature and scale, will result in little material change to the site and will facilitate easier access to the entrance to and exit from the Park.

Planning History

1. There are no applications which are relevant to the consideration of this application. A current application proposes the change of use of the gatehouse to an office for wildlife park staff (PA 12/0194).

Representations

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

1. The Manx Electricity Authority make a comment that there is an intermediate pressure natural gas pipeline in the immediate vicinity of the site and any work carried out must be in accordance with the appropriate safety code of practice. Work must safeguard the existing gas pipeline and MEA assets.

Assessment

1. The works will alter only slightly the character of the area and whilst two trees are to be removed along with undergrowth, this is not of particular amenity value and between two existing buildings and generally managed vegetation. The path will allow more direct access to and from the entrance and a more obvious access into the park. The path will reduce further the privacy of those in the gatehouse but already this is compromised by the main vehicular access into the park which is also presently the main way in. The gatehouse is intended to be used as offices in conjunction with the operation of the park.

1. It is considered that the proposed works will not result in any adverse impact and is recommended for approval. The advice of the MEA should be attached as a note: the IOMWSA has contacted the applicant directly in respect of work in proximity of mains supplies in which they have an interest.

Party Status

1. The local authority, Ballaugh Parish Commissioners are, 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 Manx Electricity Authority own land or assets adjacent to the site and as such should be afforded party status in this case.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.03.2012

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 footpath as shown and described in drawings received on 8th February, 2012.

N 1.

The applicant should consult the MEA in respect of the Intermediate Pressure Natural Gas Pipeline which runs in close proximity to the site. Work must be in accordance with MEA Gas Pipeline Safety Code, Safe Working in The Vicinity Of MEA Gas Pipelines, Mains and Above Ground Installations. For further information contact 687687.

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 : 16/3/12

Determining officer (delete as appropriate)

Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer

Signed : [Blank] Michael Gallagher Director of Planning and Building Control

Signed : [Blank] Jennifer Chance Development Control Manager