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The application proposes the construction of new internal roads to service farm buildings from the new access along Vicarage Road and landscaping, within Kirby Farm, Vicarage Road, Braddan.
The area for development of the new internal road are highlighted within the red lines shown on the submitted drawings (1023/60/01) whilst the area highlighted with the green line is the original farm road and is only going to be used as access to the farm housed only and blocked off at a point after that to prevent use by farm machinery and traffic. The proposed new internal roads will be connected to existing roads to serve the farm buildings and fields. The main part of the road will
have a width of 7 metres, which also has a new access lane (4 metre width) which branches off this road to give access to the fields.
The site has benefited from a recent Planning Approval very relevant to this application. The application was for the creation of new farm entrance/access and driveway (01/00946/B), due to the Departments of Transport's Vicarage Road Improvement Scheme, the existing access to Kirby Farm at the junction of Vicarage Road / Saddle Road was deemed to be dangerous. Conditions for this approval included:-
The Braddan Parish Commissioners have considered the application and have recommended an approval.
The Department of Transport consider the application to have no adverse traffic impacts but note that "the construction of the works in this Planning Application is not part of the new access entrance constructed under PA 01/00946/B. Condition 4 of this approval must be implemented on completion of the works approved under PA 01/00946/B".
The Isle of Man Fire and Safety Department recommend that the applicant consults the department to discuss the access for fire service vehicles and fire fighting water supplies.
We have received a letter from the resident of 40 Vicarage Park, Braddan, who does not raise any objections but states that he cannot understand why the application is made retrospectively and that the application does not mention the connection of the Trading Estate, which is now a majority of the buildings.
The proposal will link the existing farm buildings and trading estate to Vicarage Road using the newly approved access, instead of the old access which was deemed dangerous. The submitted drawings also include and planting and landscaping scheme similar to the previous application which seems acceptable.
The applicant has indicated that a barrier will be erected to prevent any farm machinery or other traffic associated with the farm. Due to the position of the barrier (half way along the road) the applicant has proposed that access will be for the farm house, however Condition 4 (Application 01/00946/B) states that only Kirby Cottage may use the existing road for access and not any part of the farm and therefore a condition shall be added. I noticed on my site visit that Kirby Cottage has direct access onto Vicarage Road and no access onto the lane, I therefore questioned the applicant which he replied by saying that condition 4 should of read Kirby Farmhouse instead, which would seem to make sense, and hence why they application proposes to retain access to the farmhouse but not for the farm buildings (prevents heavy vehicles).
The new roadway will link the rest of the farm houses buildings together so that they have access from the site via the new access onto Vicarage Road which would seem acceptable.
For these reasons the proposal would seem to be appropriate in these locations and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Department of Transport, The Braddan Parish Commissioners, Isle of Man Fire Safety Department, Brian W. Homersham – 40 Vicarage Park.
Recommended Decision: Permitted
Date of Recommendation: 28.02.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted documents and drawing 1023/60/01 all received on 11th November 2005.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 6/3/06
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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