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Application No.: 22/01391/B Applicant: Mr Darren Cunningham Proposal: Re positioning of a farm gate access Site Address: Field 134403 Glentramman Abbey Farm Lezayre Road Ramsey IM7 2AR Planning Officer: Mr Peiran Shen Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 05.01.2023
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This approval is considered to comply with General Policy 2, General Policy 3, Environment Policy 1, and Environment Policy 2 of the Strategic Plan.
Plans/Drawings/Information;
This application relates to the documents, covering letter location plan and drawing no. GTAF3, GTAF5, GTAF6, GTAF7, GTAF8, GTAF9 which have been received on 11th November 2022 and drawing no. GTAF4A which has been received on 8th December 2022.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE GIVEN AN OBJECTION FROM THE LOCAL AUTHORITY CONTRARY TO THE RECOMMENDATION
1.0 THE SITE - 1.1 The application site is Field 134403, Glentramman Abbey Farm, Lezayre Road, Ramsey. It is on the west end of Lezayre Road, close to its junction with Lezayre Church Road and the east end of Glen Tramman. There is an access at the northwest corner of the site.
2.0 THE PROPOSAL - 2.1 The proposed is relocation of the existing access eastward, setting it further back from the road and widening it to 4m.
3.1 There is no previous application considered materially relevant to this application. - 4.0 PLANNING POLICY
4.1 The site is within an area designated as private woodland in the 1982 Development Plan, meaning it is considered part of the countryside.
4.2 The site is also within an area of High Landscape or Costal Value and Scenic Significance (AHLV's). - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
5.1 There is no strategy or guidance considered materially relevant to this application. - 6.0 REPRESENTATIONS
6.1 Lezayre Parish Commissioners objects to this application (07.12.2022). The comment states that the application is retrospective, which was not stated in the application, and the existing trees had been removed at the time of the application. The comment also suggests alternative locations for accessing the field.
6.2 DoI Highway Services does not oppose this application (22.12.2022) after the gate is further setback from the highway. The comment states that the visibility splay is acceptable and the additional setback would safeguard highway safety. The comment also states that the existing access is to be closed off and a surface water drainage solution should be provided. - 7.0 ASSESSMENT
7.1 The main concern for this application is its impact on the character of the area, on wildlife and on highway safety.
7.2 The proposed timber gate and fences are in keeping with the surroundings. Therefore, the impact on the character of the area is considered acceptable.
7.3 As Highway Services has no objection, its impact is considered acceptable. In the meantime, a condition will be attached to ensure that the existing access is closed off. - 7.4 While the Commissioners has questions about the retrospective status of the proposal and the possible better location for this access, the former would not have a material impact on the assessment of the application and the latter is not a material reason for recommending refusal. The removal of vegetation alone, even if unlawfully, does not fall under the jurisdiction of planning and therefore is not a material consideration.
8.1 The proposal is considered to comply with General Policy 2, General Policy 3, Environment Policy 1, and Environment Policy 2 of the Strategic Plan. Therefore, it is recommended for an approval. - 9.0 INTERESTED PERSON STATUS
9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 16.01.2023
Signed : P SHEN Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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