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Application No.: 17/00247/B Applicant: Elizabeth Clucas Charitable Trust Proposal: Replacement of existing boundary wall and widening of existing vehicular entrance Site Address: Ballasteen Farm Andreas Village Isle Of Man Case Officer : Miss Abigail Morgan Photo Taken: 18.05.2017 Site Visit: 18.05.2017 Expected Decision Level: Officer Delegation
1.0 SITE - 1.1 The application site forms the curtilage of Ballasteen Farm, Andreas Village, which is, located on the southern side of the A17 Road and southwest of Andreas Village. The existing wall and entrance is apx 1.4m high and is a mix of stone, brickwork and patches of render.
2.0 PROPOSAL - 2.1 The proposal is for the widening of the existing access to the farmyard from 3.9m to 4.5m, to facilitate the widening the eastern entrance is to be removed and rebuilt 1.5m to the east of its existing position. - 2.2 The application also includes the rebuilding of the rest of the boundary wall in smooth block with coping detail to match the existing to a height of 1.250m.
3.0 PLANNING POLICIES - 3.1 The application site is within an area recognised as being an area of "Woodland Land and White Land", under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. - 3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:"General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
(Housing Policies 7, 8, 9 and 10);
and interest; (Housing Policy 11);
continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
of necessary services;
forestry;
which there is no reasonable and acceptable alternative; and
"Environment Policy 15: Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part.
Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended.
Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape."
4.0 PLANNING HISTORY - 4.1 There are a number of previous applications that demonstrate the use of the land and buildings as a farm.
5.0 REPRESENTATIONS - 5.1 DOI Highways initially requested further information regarding visibility splays and an increased set back of the gate from 4.3m to 6m (30.03.2017). On receipt of amended plans showing the gate set back 6.0m and the wall to the right for emerging vehicles also being set back to accommodate an improvement to visibility. Whilst it is disappointing the applicant has not copied the visibility improvemets to the left, it must be noted this application relates to widening the access for the existing operation and not for development. As a result, the proposals are considered acceptable.
5.2 Andreas Parish Commissioners -No objection. 18.04.2017. 5.3 No other representations were received at the time of writing.
6.0 ASSESSMENT - 6.1 In terms of assessment it can be seen that there is provision within General Policy 3 and Environment Policy 15 of the Isle of Man Strategic Plan 2016 to allow works within the countryside where it is accepted there is sufficient agricultural need for the proposal. - 6.2 This proposal will improve the existing access to the farm yard to the advantage of both the users of the A17 and the farm entrance. DOI Highways are satisfied with the proposed changes to the wall and with gate set back to 6m. - 6.3 In terms of visual impact there will be relatively little change to the existing wider street scene as there will still be a wall albeit of a slightly more uniform and cleaner finish than currently exists. The impact of this change is considered to be relatively minor in terms of the amenity of the surrounding area as the appearance of the site is not significantly changed to that which currently exists. - 6.4 On this basis the proposal is considered to be acceptable and accord with the requirements of General Policy 3 (f).
7.0 RECOMMENDATION - 7.1 It is recommended that the application be approved.
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 17.07.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions 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.
This approval relates to Location Plan, Site Plan and Drawing BF2/2 all date stamped received 1 March 2017 and BF 2/3 date stamped received 15 June 2017.
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: 18.07.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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