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The application site comprises existing buildings and land contained within Walberry Farm, which is located on the southern side of Old Castletown Road in Braddan.
The proposed development comprises the change of use of the farm to a community farm for educational and recreational purposes with associated office facilities, drainage, vehicular access alterations, creation of a car park and erection of two polytunnels.
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Braddan Parish Commissioners recommend that the planning application be approved.
The Department of Infrastructure Highways Division do not oppose the planning application.
In terms of local plan policy, the application site is within a wider area of land that is designated as open space (agricultural) under the Braddan Parish District Local Plan.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 does not contain any policies that are considered to be specifically material to the assessment of this current planning application.
| Recommendation | |
| Recommended Decision: | Permitted |
| Date of Recommendation: | 24.05.2011 |
| 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 |
The planning application seeks planning approval for the change of use of the farm to a community farm for educational and recreational purposes with associated office facilities, drainage, vehicular access alterations, creation of a car park and erection of two polytunnels.
The idea of operating a community farm from the application site was raised before the submission of this planning application. At that time it was concluded that there was no material difference in terms of planning between land being farmed for profit or farmed for education, leading to the conclusion that use as a community farm was not a material change of use. However, it subsequently transpired that some development was proposed (namely drainage works, vehicular access alterations, creation of a car park and erection of two polytunnels) and that the end user (The Children's Centre) also wanted to use the farmhouse as an office for administering other parts of their operation elsewhere away from Walberry Farm. The development constitutes development needing planning approval and the proposed use was concluded to materially change the use of the farm to an extent that required planning approval. The current planning application was submitted on this basis.
In terms of the proposed use it is considered that the impact of such use is likely to be low as the farming by groups of people is not significantly different to farming by established farmers. The additional use of the farmhouse for administering other parts of The Children's Centre's business is unlikely to significantly add to the general use of the farmhouse for the running of Walberry Farm. In any event it is considered that the running of a community farm is generally a facility of potential benefit to the wider community and something that should be supported if at all possible. The impact of the use on the surrounding area is expected to be low.
In terms of built development the proposed polytunnels are clearly related to agriculture and are positioned close to the existing group of farm buildings. On this basis it is considered that they are acceptable. The remaining issue was the provision of acceptable visibility onto Old Castletown Road and the layout of the car park. Following these issues being highlighted the applicant's agent met with the Highways Division on site. This lead to the submission of two revised drawings (11/0070/04 rev. A & 11/0070/05 rev. A) amending these two aspects of the proposal. The Highways Division have confirmed that the revised drawings show acceptable arrangements and do not oppose the planning application. For reasons of highway safety and general usability it is appropriate to impose conditions requiring the visibility splays and car park to be set out before the use commences.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Braddan Parish Commissioners.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
C 1. The use and development hereby approved must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
C 2. This approval relates to the location plan, polytunnel details and drawing no.s 11/0070/01, 11/0070/02, 11/0070/03 and 11/0070/06 date stamped the 11th March 2011 and drawing no.s 11/0070/04 rev. A and 11/0070/05 rev. A date stamped the 18th May 2011.
C 3. Prior to the commencement of use the visibility splays onto Old Castletown Road must be constructed and set out in accordance with drawing no. 11/0070/04 rev. A date stamped the 18th May 2011.
C 4. Prior to the commencement of use the car park must be constructed and set out in accordance with drawing no. 11/0070/05 rev. A date stamped the 18th May 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date: 24/5/11
Signed: Jennifer Chance Senior Planning Officer Delete as appropriate
Signed: Michael Gallagher Director of Planning and Building Control
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