Glen Wyllin Camp Site Shore Road Kirk Michael Isle Of Man IM6 1HA
Officer's Report
The Site
The site is a rectangular piece of land which falls within Glen Wyllin, at the western end, close to the beach. The river at this point runs several metres lower than the land on both sides: to the north is the former fish farm and Beach Villa - a residential dwelling which faces south. On the southern side of the river is the public access to the beach from the Glen, a parking and turning area with a pedestrian access onto the beach. A concrete ramp takes pedestrians down onto the beach and a gravel footpath gives access to the river side from the car park.
The Proposal
Proposed now is the erection of a footbridge across the river to provide access across for parents with children and people with bicycles. The bridge will be made of timber, will be 1.35m above the river bed and 300mm above the 1 in 100 year flood level. The bridge will be 12.25m long with sides which extend up to 1.8m with a height of 1.4m above deck level. The fencing will be provided by four horizontal members spaced at 20cm.
Planning Status And Policy
The site lies within an area of Forestry Board Glen on the Town and Country Planning (Development Plan) Order 1982. The site is also within the Glen Wyllin Conservation Area.
As such, whilst there is a presumption against development in such areas, in this case, the proposed development is conducive to the enjoyment of the area and the function of the glen as an area for public recreation, in harmony with GP3(h) buildings or works required for interpretation of the countryside, its wildlife or heritage". In addition, the principles of GP 2 are applicable, particularly those parts which ensure that the development: b) has to respect the site and surroundings in terms of the siting, scale, form, design c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding.
Environment Policy 35 is also relevant: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
Case Officer :
Miss S E Corlett
Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
As the development is above and alongside the river, Environment Policy 7 is also applicable:
Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which would not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:
a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality;
b) details of pollution and alleviation measures must be submitted;
c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and
d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species".
Planning History
Planning permission was sought and granted for civil engineering work for coastal protection of the foreshore under PA 91/0256.
Representations
The Isle of Man Water and Sewerage Authority raise no objection to the application but advise that the applicant should contact them in respect of compliance with the Land Drainage Act 1934.
Department of Environment, Food and Agriculture Fisheries Division indicate that the applicant has already completed a form for development within 8m of the watercourse and Department of Environment, Food and Agriculture has no concerns provided the applicant provides a full method statement as discussed with them prior to the commencement of works.
Assessment
The new bridge will provide better access within the glen and as there is no objection from the Isle of Man Water and Sewerage Authority on the basis of flooding nor from Department of Environment, Food and Agriculture in respect of impact on the river, the scheme is considered to be of benefit to the glen and would comply with the provisions of GP3.
The application is recommended for approval. It is not appropriate to add conditions to the approval in line with the recommendations of The Isle of Man Water and Sewerage Authority and Department of Environment, Food and Agriculture in that it is not acceptable to require the approval of a third party of further information within a planning condition. Appropriate notes should however be attached.
Party Status
The local authority, Michael 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.
The Isle of Man Water and Sewerage Authority and Department of Environment, Food and Agriculture are statutory authorities and should be afforded party status in this case.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 13.07.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 erection of a bridge as shown in drawings 01, 02 and 03 all received on 6th June, 2012.
N 1. The applicant is recommended to consult the Isle of Man Water and Sewerage Authority and Department of Environment, Food and Agriculture Fisheries Division to ensure that their requirements for protection of the watercourse are satisfied.
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: 16/7/12
Determining officer (delete as appropriate)
Signed: A. John Anthony Holmes Senior Planning Officer
Signed: Sarah Corlett Senior Planning Officer
Signed: Jennifer Chance Director of Planning and Building Control Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/00833/B
Source authority
Isle of Man Government Planning & Building Control
