Officer Report

Application No.: 14/01117/B Applicant: Mr Paul Ormond-Smith Proposal: Re-positioning field access to include visibility splays Site Address: Field 312848 Kerrow Glass Mill Road Greeba Isle Of Man IM4 2LB Case Officer : Miss S E Corlett Photo Taken: 16.04.2014 Site Visit: 16.04.2014 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

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. THE PROPOSAL

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. The previous application, PA 14/00385/B proposed 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. This was refused for the reason that "The introduction of walling would formalise what is currently a field entance 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."

2.2 Now proposed is a similar alignment to the previous scheme but with the curved "walls" leading into the new gate formed by1.83m high hedgeing to match those on each side. The

4.27m wide gate would be hung between two new 1.8m high gate posts. PLANNING STATUS AND POLICY

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."
• 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."

PLANNING HISTORY

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.

4.3 The previous application for the realignment of the access was refused - see paragraph 2.1 anove. REPRESENTATIONS - 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.

5.2 German Parish Commissioners indicate that they do not oppose the application. ASSESSMENT 6.1 During the consideration of the previous application, the reporting officer commented that there would be no objection to the realignment of the existing hedges to provide better visibility if such were desirable. The applicant has responded to this. Again there is no justification for the works but it is perhaps not surprising that the applicant wishes to improve visibility for users of this access, particularly bearing in mind the narrow nature of the access road and approach to the site.

6.2 The hedging proposed will allow the recessed gateway to fit more comfortably into its surroundings and the application is as such considered to be acceptable. PARTY STATUS - 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

28.10.2014

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 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.

-----------------------------------------------------------------------------------------------------------This approval relates to the drawings received on 23rd September, 2014.

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 : Permitted Date : 31/10/14 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Jennifer Chance Head of Development Management