Upgrading of existing farm track as an alternative access to Ballacashin Farm (Reserved matter from previous application 02/000986A)

Why Was This Approved?

• ✓Upgrading an existing farm track to provide an alternative access to Ballacashin Farm
• ✓Reserved matters approval linked to a previous planning permission
• ✓Visual impact on the landscape was the main planning concern
• ✓New lane largely obscured from Johnny Watterson's Lane and to be screened by a hedge
• ✓Appearance at close range comparable to the nearby Strenaby Farm lane
• ✓Onchan District Commissioners had recommended refusal on visual and dwelling-creation grounds
• ✓access
• ✓design
• ✓impact mainly visual in the landscape and any impact on adjacent properties
• ✓Onchan District Commissioners recommend refusal - result in separate dwelling and visual impact in the landscape

This application sought approval of reserved matters for the upgrading of an existing farm track to create an alternative access to Ballacashin Farm, on fields at Abbeylands, Douglas. It followed an earlier planning permission (02/000986A) which had left the access details to be resolved separately. The key planning issue was the visual effect of the new track on the surrounding landscape and on neighbouring properties. The officer's site assessment found that the access is not readily visible from Johnny Watterson's Lane and that a hedge to be planted along the eastern side would provide further screening once established. At closer range the track is visible, but was considered to look no different from the existing lane serving Strenaby Farm, located only 30 metres to the south-west. Despite Onchan District Commissioners recommending refusal on grounds of visual impact and the potential for the access to facilitate a separate dwelling, the Planning Committee approved the application, subject to four conditions.

The Planning Committee approved the application on 28 January 2004. The officer considered the visual impact to be limited: from Johnny Watterson's Lane the new access is barely noticeable, and once a hedge is established on the eastern side it will be further screened. At closer range the access is visible but was judged to look no different from the existing lane to Strenaby Farm, which is only 30 metres away.

Conditions (4)

1. 1

   Condition 1

   This approval relates to the creation of a new access to serve the cottage which is to be renovated under the provisions of PA02/0986, as shown in the location and site plans received on 22nd October 2003.

2. 2

   Condition 2

   The development hereby permitted shall commence before the expiration of four years from the date of this notice.

3. 3

   Condition 3

   The hedges to be introduced on the eastern side of the new lane must be constructed in accordance with Planning Circular 1/98 - Manx Hedges.

4. 4

   Condition 4

   The hedging at the southern end where it meets the Abbeylands Road must be lowered in height to enable drivers of emerging vehicles to be able to see oncoming traffic from a point 2.4m from the junction.

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