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| Application No.: | 14/01190/C |
| Applicant: | Mark Shuttleworth |
| Proposal: | Change of use of land from farmland to woodland in selected areas |
| Site Address: | Fields 510719, 510720, 510722, 510723, 510728, 510763, 510764, 510765, 510768, 514071, 514075, 514135 & 514138, Ballavale Road Santon Isle Of Man |
1.1 The site is a parcel of land which is owned by the owner of Mallards, Ashdowne House and the land associated with these and the proposed botanical gardens, approved under PAs 13/00830/B, 13/00831/B, 13/00832/B and 13/00834/B. The land includes existing buildings which are those connected with Ballachrink Farm which is now owned by the applicant, as well as land which stretches to the west up to Pound Lane. The land rises from east to west. In between the land owned by the applicant are other properties - Glion Oaldyn, Thie-my-Chree and Ballavar.
1.2 The land is currently open: some of the fields have self seeded trees growing in the roadside wall/hedge. These are generally on the lower part of the site, close to the Ballachrink Farm buildings. The higher land generally has no trees within the landscape and none to speak of in the roadside hedge/wall. There are trees which wrap around the sides and rear of Ballavar.
2.1 Proposed here is tree planting in parcels of between 2,000 sq m and 12,000 sq m around the edge of the fields. These trees will be a mix of ash, sycamore, oak, wild cherry, rowan, blackthorn, grey and common alder, birch, white poplar, wych elm, field maple, hawthorn, hazel, Austrian pine, Scots pine. The effect of this will be to introduce trees alongside the Old Castletown Road and around the perimeter of Ballavar with the most dense planting along the front of the field which abuts both the Old Castletown Road and Pound Road.
2.2 Planning approval is required for this planting as some of the sections constitute an area of more than 0.5ha and as such it constitutes development as defined in Part 2 Class 7 of the Town and Country Planning (Permitted Development) Order 2012 which states: The Afforestation of Land: a change of use within this Class is not permitted if the area of the land, together with any adjoining land being afforested at or about the same time, exceeds 0.5ha."
3.1 The site is part of a wider area of High Landscape Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.
| Case Officer : | Miss S E Corlett |
| Photo Taken : | 04.11.2014 |
| Site Visit : | |
| Expected Decision Level : | Officer Delegation |
3.2 As such, development is generally discouraged as set out in Environment Policies 1 and 2 of the Strategic Plan. However, development is generally considered in this respect to be built development rather than natural planting which is proposed here. The reason for considering afforestation as development relates to the visual impact which significant areas of new tree planting can have, both on the character and appearance of an area but also the potential impact on those living nearby. The impacts in this case are therefore, the potential change in appearance and character of the area and any impact on existing residential property.
3.3 The site lies within a much wider area of Incised Slopes on the draft Landscape Character Assessment. This includes the following guidance:
7.14 The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields.
7.15 The Landscape Character Policy Strategy that will be applied in relation to the protection and enhancement of the Incised Slopes is as follows:
Approach routes, key views, and gateways to settlements within these landscapes should be enhanced. New farm buildings must not compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes. New development must be located so that it avoids the suburbanisation of river valleys and stream corridors.
D Incised Inland Slopes Key Views
7.16 When assessing the impact of development or forming proposals for the Area Plans consideration will be given to the following key views.
4.1 The site has been the subject of a number of applications, mostly associated with Ballachrink Farm and related to agricultural buildings and facilities. The area of the site alongside the Pound Road has also been the subject of applications for telecommunications.
5.1 There are no representations on file at the time of writing.
6.1 The introduction of trees on the higher part of the site will change the character of the landscape from a very open one to one with lines and corridors of trees. However there will
also be a corresponding benefit to wildlife through the introduction of feeding and roosting opportunities and shelter. There is no particular reference to this open landscape in the Assessment and it is not considered that the introduction of trees here with the resulting visual impact will significantly harm the visual character of the area such that this application should be refused. The application is therefore recommended for approval.
7.1 The local authority is, 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 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Permitted
Date of Recommendation: 17.11.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 plan reference 1102 P920 C received on 14th October, 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: 18.11.2014
Signed : ... Chris Balmer Senior Planning Officer
Signed: ... Michael Gallagher Director of Planning and Building Control
Signed: ... Sarah Corlett Senior Planning Officer
Signed: ... Jennifer Chance Head of Development Management
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