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Application No.: 16/00560/B Applicant: Manx National Heritage Proposal: Installation of replacement fencing and gates, creation of new gates, hard standing areas and footpath and infilling of dig sites Site Address: Rushen Abbey Rushen Abbey Ballasalla Isle Of Man IM9 3DB Case Officer : Mr Edmond Riley Photo Taken: 30.06.2016 Site Visit: 30.06.2016 Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is the curtilage of Rushen Abbey - it includes the Abbey itself and interpretation centre, car park and grounds, but excludes a dwelling and associated grounds not within the ownership of the applicant such that the red line has a curious, almost doughnut shape to it. The site has public highways running around its perimeter and the ford to the north east leading to Mill Road. - 1.2 The Abbey is not Registered, but it does lie within an adopted Conservation Area.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for some nineteen separate kinds of works, which collectively are essentially landscaping. A number of replacement and new fences and gates are proposed, as well as the infilling of some gateway infills (comprising 15 of the elements of the works). Photographs of the existing fencing and gates and those proposed for replacement have been provided: the photographs of the proposed fencing show fencing that is already installed at the site following similar works approved in 2013. - 2.2 The other works proposed include: (i) infilling of an area previously exposed by an archaeological dig - this would be brought up by around 700mm to 1000m and to match the surrounding landscape; (ii) a new footpath of roughly 20m in length; (iii) a new hardstanding area of roughly 10sqm in size beyond the existing car park, which is intended to provide an area for the delivery of material and, finally, (iv) a second area of infilling in a similar fashion to that described above, and this relates to the land in question having previously been exposed by an archaeological dig but many years ago. - 2.3 The agent explained verbally that the site is becoming much more geared towards family and children's activities, and with this in mind the existing depressed areas - the larger of which is fenced off at present - are not especially safe and hence the proposed infilling. The existing concreted post and rail fence would be removed, as well. The new hardstanding area would be a 'drop-off' point for gardeners and other labourers on the site, and is not intended to be used for any kind of material or equipment storage.
3.1 The restoration of the Abbey site as national monument was approved under PA 98/01747/B, while, as noted, "alterations to timber 'video cabin' and refurbishment and reconfiguration of car park and entrance area with associated landscaping and planting" was approved under PA 13/91342/B. These works, which were a little more wide-ranging than those now proposed, have been undertaken.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Buildings or Land for Civic, Cultural or Other use" identified on the Area Plan for the South 2013, and also lies within the Silverdale Conservation Area as zoned on that same Plan. The Abbey is described as one of the key tourist sites in the South of the Island in the Area Plan for the South, and the primary one in Ballasalla itself, but no specific policies within the Plan apply to this proposal. As such, and given the nature of the application, it is appropriate to consider General Policy 2 and Environment Policy 35 of the Strategic Plan. - 4.2 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
4.3 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.4 There is no Character Appraisal accompanying the Silverdale Conservation Area. That CA was previously considered for extension and there is a Draft Character Appraisal for the entirety of the proposed extended CA. Interestingly, though, the Abbey site does not receive any great mention within that Character Appraisal, with reference being made to its historic importance and probable catalyst for the existence of Ballasalla village but no more than this.
5.0 REPRESENTATIONS - 5.1 Highways Services of the DoI and Malew Commissioners offered no objection to the application on 06.06.2016 and 02.06.2016 respectively. - 5.2 Fisheries Division of the DEFA noted that, although some works were proposed within 9m of a watercourse, the majority are not (with only a short section of replacement fencing lying within the 9m corridor), and thus "Fisheries have no concerns in relation to this development". These comments were received 27.05.2016.
6.0 ASSESSMENT - 6.1 The main issue to consider in the assessment of the application is the impact upon the character and appearance of the Conservation Area, as well as to Rushen Abbey and its grounds / setting. - 6.2 The works would, to a large degree, lie within the site and therefore be visible only by paying visitors. However, the sensitivity of the site, and fact that some of the works proposed replacement fencing and gates / wall infills - will be readily visible from adopted highways adjacent, and also reflecting on the site's historic importance, is such that only only limited weight is given to the limited visibility of the works proposed.
6.2 That said, and similarly to the approved 2013 scheme, the works proposed are considered to represent an improvement to the appearance of the site internally and also externally. Many of the (wicker) fences and gates are old and tired and their replacement with new, and regularisation in appearance, is to be welcomed. There would be no fencing in places where there is currently no fencing, so although the works appear extensive the reality is that they are essentially replacements. It is accordingly concluded that all of the 15 elements of the works relating to the gates / fences would represent an improvement to the appearance of the site as a whole. - 6.3 Better understanding the motivation of the applicant in respect of the other forms of development proposed is helpful as, while a demonstration of need for development is not always needed, the intention to make the site more user-friendly is fully understood and the removal of the existing fencing around the old archaeological dig is most welcome. It is concluded that these elements of the application would enhance its appearance and also its appeal as a tourist venue. The loss of view of part of the exposed historic elements of the site from display is unfortunate, but significant elements of historic interest will remain exposed elsewhere throughout the site and, of course, it must be remembered that the now-exposed elements will remain in place for re-exposure at some point in the future if necessary / desired.
7.0 RECOMMENDATION - 7.1 In view of the positive findings in respect of the key issues as assessed against the wording of GP2 and EP35, it is accordingly recommended that the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation: 30.06.2016
Conditions and Notes for Approval: C : Conditions for approval
C 1. 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.
The development hereby approved relates to Drawings / Photograph sheets 01A, 02A, 03A, 04, 05, 06, 07 and 08, all date-stamped as having been received 17th May 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 04.07.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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