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| Application No.: | 14/00385/B |
| Applicant: | Mr Paul Ormond-Smith |
| Proposal: | Re-positioning of field access with inclusion of visibility splays |
| Site Address: | Field 312848 |
| Kerrow Glass | |
| Mill Road | |
| Greeba | |
| Isle Of Man | |
| IM4 2LB |
1.1 The site defined in red is the curtilage of an existing dwelling, Kerrow Glass together with 24 acres of land which surrounds the dwelling. The site defined in red includes only Kerrow Glass and an existing outbuilding which lies to the north east of the house. There are other buildings within the blue edged area - what looks like a dwelling and another long agricultural building which lies close to the agricultural building within the red line area.
1.2 The site sits some distance above Greeba and accessed via a narrow, single track lane which continues north to Beary Mountain. There appear to be the commencement of some hard standing at the entrance to the site.
2.1 Proposed is the replacement of the existing access which is simply an aperture which is 3.6m wide in a 1.8m high sod hedge, to a curved walled entrance with the stone walls 1.3m high and two pillars 1.5m high on each side set back from the lane by 5.4m. These replicate the access to the main buildings on the site further up the lane.
3.1 The site lies within an area of Open Space and High Landscape Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.
3.2 As such, there is a presumption against development as set out in Environment Policies 1 and 2:
Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
| Case Officer : | Miss S E Corlett |
| Photo Taken : | 16.04.2014 |
| Site Visit : | 16.04.2014 |
| Expected Decision Level : | Officer Delegation |
Environment Policy 2: "The present system of landscape classification of Areas of High Landscape of 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 difference 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:
a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."
4.1 Planning approval was granted for the erection of an agricultural dwelling under PA 07/00173.
4.2 Planning approval is currently being sought for the erection of an agricultural building - PA 14/00387.
5.1 Department of Infrastructure Highway Services indicate that they do not oppose the application subject to the applicant contacting them in respect of working within the highway.
6.1 The applicant was contacted in respect of the formality of the access but no response has been received. The creation of a walled entrance to the field is considered out of keeping with what is a farm field entrance, compared with the more formal entrance to the farmhouse and buildings further up the lane. Whilst the existing access may benefit from better visibility splays, it is clearly a field entrance, likely to be used by farm vehicles which provide a higher seating position for the driver of the vehicle and due to this, and the relatively light levels of traffic using the lane - this is the last occupied site below the Beary Mountain house and buildings using this track - it is not considered that the benefits of the improvements which would result from the proposed works outweigh the formalising impact which the walls would have on this stretch of rural lane.
6.2 There would be no objection to the realignment of the existing hedges to provide better visibility if such were desirable. As such the application is recommended for refusal.
7.1 The local authority, German Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Refused
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1.
The introduction of walling would formalise what is currently a field entrance on a relatively low trafficked roadway to the detriment of the character of the area. As such the proposal is considered to be contrary to Environment Policy 1 which protects the countryside for its own sake.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Head of Development Management/ Senior Planning Officer.
Decision Made: Refused Date: 20/6/14
Signed: _________________________ Chris Balmer
Senior Planning Officer
Signed: _________________________ Michael Gallagher
Director of Planning and Building Control
Signed: _________________________ Jennifer Chance
Head of Development Management
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