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Application No.: 15/00367/B Applicant: Manx Rare Breeds Limited Proposal: Alteration to existing field access, field access track and the construction of sod hedges (retrospective) Site Address: Field 434527 & 434528 Corlea Road Ballasalla Isle Of Man Case Officer : Miss S E Corlett Photo Taken: 23.04.2015 Site Visit: 23.04.2015 Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is part of a much larger landholding which extends to the western side of the Kerrowkeil Road, the northern and southern sides of the Corlea Road. The application site concerns a relatively small part of the overall holding, situated on the northern side of the Corlea Road where there are three fields leading north from the main road separated by hedges with gorse growing naturally upon them. Prior to the undertaking of any work (some of the works proposed in this application have already been undertaken) the access was a simple metal gate set back from the highway by around 1m with no internal tracks. - 1.2 The site slopes upward towards the north with the roadside boundary formed by a hedge with bilberries and ferns growing within it. - 1.3 Corlea Road is characterised by sporadic buildings, mostly close to the roadside but some further away, mostly to the south. The roadside hedges are frequently punctured by gate openings with mostly informal openings without gate pillars. The roadside hedges vary greatly in height, form and width and their position relative to the road with a number of stretches having undulating profiles of hedge. THE PROPOSAL
2.1 Proposed is the modification of the entrance into the field, the introduction of a hard cored lane up the western side of the field and the relocation of one of the internal field boundaries. Also shown on the plans are the erection of internal field gates and post and wire fencing which does not require approval as it is covered under Class 39 of the PDO. - 2.2 The existing gateway leading onto Corlea Road is 3.5m wide and it is proposed to widen this to 4.5m still in the same position. There has then been created a hard cored lane leading up the western side of the site with the excavated material banked up on each side. - 2.3 The existing sod hedge lies roughly between the two other hedges within the site and extends across the full width of the field - 69m. - 2.4 The applicant has explained that the works are required as the existing access is of limited width and this, combined with the limited width of the Corlea Road leads to difficulties in tractors with trailers leaving or accessing the fields. The existing access along the western boundary of the site (which is not distinct on earlier photographs) has become rutted due to
3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as open space. The site lies within an area of Inland Incised Slopes on the Landscape Character Assessment where the following advice is provided:
"Ballamodha, Earystane and St Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities. Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons. Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views."
3.2 The principal implications for this general area are:
"i. To protect and enhance the identity of Ballasalla by conserving the rural character of the adjacent landscape.
3.3 The countryside is protected for its own sake under Environment Policy 1. There are policies to guide the development of agricultural buildings but none to assist the assessment of tracks and accesses. PLANNING HISTORY
4.1 Manx Rare Breeds have recently received planning approval for the creation of a new farmstead on the southern side of Corlea Road (PA 14/01422/A) and for tracks in the vicinity of this part of the holding (PAs 13/91384/B and 14/00654/B). Permission has also been granted for work at the site to the west of the Kerrowkeil Road. These are not considered particularly relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services indicate that they do not object to the application (20.04.15). ASSESSMENT - 6.1 Whilst the works are currently quite raw and as such have a rather unfortunate and obvious appearance, the principle of what has been done, once it has naturalised and the grass has grown what is proposed will have little impact on the landscape. The works should enable the access to be used more safely. Whilst the banks are not traditional sod hedges as described in Planning Circular 1/92, they are internal and not out of place in an environment where hedging takes many different forms.As such the application is considered to be acceptable.
Recommendation Recommended Decision: Permitted Date of Recommendation:
06.05.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
C 1. Within 6 months of the date of this notice the banks and edges which have been exposed through the widening of the access must be seeded with grass or turfed.
Reason: in the interests of the character of the area.
-----------------------------------------------------------------------------------------------------------This approval relates to drawings 01, 02 and 03 all received on 2nd April, 2015.
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.
Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control
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