16 November 2018 · Planning Committee (decision made 12.11.2018, presented by Mr S Butler)
Ballakaighen Stud Farm, Whitebridge Road, Onchan, Isle Of Man, IM4 6ad
The site at Ballakaighen Farm in rural Onchan is an established leisure venue known as 'Laserblast' or FunFarm, with existing barns used for activities like laser tag and fun barn play, plus seasonal marquee and camping.
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The proposal was approved as a countryside departure because the site is an established leisure planning unit (Laserblast/FunFarm), superseding open space zoning, with prior 2015 approval (15/00812/B)…
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to settlement hierarchy; site in countryside/open space but exceptional under GP3(c) for previously developed land with redundant barns where redevelopment reduces landscape impact and improves environment, established by 2015 approval.
General Policy 3
Supports countryside development where previously developed land has significant/redundant buildings, redevelopment reduces landscape impact; applied to justify replacement on derelict barns in established leisure context.
General Policy 2
Development control criteria applied to design/amenity despite departure; building massing/appearance acceptable relative to existing, with materials/topography/landscaping mitigating impact.
Spatial Policy 5
Requires well-designed development; proposal improves site legibility/public realm over existing poor environment.
Environment Policy 1
Protects countryside; building not unduly prominent due to integration with existing structures, concealment by landform/trees.
Environment Policy 4
Protects species; bat survey conditioned (later removed post-demolition).
Environment Policy 22
Protects from pollution/noise/light; hours and no flood lighting conditions safeguard amenity.
Transport Policy 4
Safe highways; access widening, formal parking, no junction changes accepted.
Transport Policy 7
Parking standards; 80 spaces adequate given low peak traffic from drop-offs, managed uses.
Environment Policy 16
Allows reuse of buildings for tourism; applied to redundant barns.
Time limit
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.
Parking and hard landscaping
Prior to the building hereby approved being brought into use, the parking area and hard landscaping as shown on drawing 1746-04-P03-B shall be fully implemented and retained as such thereafter. Reason: To ensure that the hard landscaping is implemented (in the interest of the amenity and pedestrian safety of site users) and to the ensure that there is sufficient laid out car parking.
Soft landscaping
Prior to the development hereby approved being brought into use, details of the soft landscaping, as shown on drawing 1746-04-P03-B shall be submitted to and approved in writing by the Department. The soft landscaping shall be carried out in full in accordance with the approved details in the next available planting season. Any plants which become damaged, diseased or die within 5 years of the implementation of the soft landscaping scheme shall be replaced. Reason: To ensure that the soft landscaping is implemented, in the interest of the visual impact and amenity for users of the site.
Event hours
Events on Sundays to Thursdays inclusive shall finish by 22:00. Events on Fridays or Saturdays shall finish by midnight. Reason: To provide adequate safeguards for neighbouring residential amenity.
No flood lighting
No external flood lighting shall be installed as part of the development hereby approved. Reason: No such lighting is shown within the application and therefore for the avoidance of doubt it is clarified that no approval is given for flood lighting, which could have an unnecessary adverse impact on the surrounding area (i.e. light pollution).
recommends approval
generally in support but sought deferral for visibility splays (none proposed); satisfied with access improvements, one-way system, parking after amendments; no condition needed for marquee/multi-purpose coordination
recommended bat survey of gable ends and slate roofs prior to demolition (addressed by condition)
Highways Services requested deferral due to clarifications needed on access road widening, floor areas, and parking; DEFA Biodiversity recommended a bat survey; Onchan District Commissioners initially deferred then approved.
Key concern: unclear extent of site access road widening and visibility splays at junction
Highway Services
DeferHighway Services request that the application is deferred to allow the applicant to consider the above.; The parking standards in ‘The Isle of Man Strategic Plan 2016’ require 1 car parking space per 15sqm for leisure uses
Conditions requested: no functions take place in the multi-purpose building when the marquee is in use
DEFA Biodiversity
Conditional No Objectionas per the bat survey guidelines which state that bat surveys should be undertaken for pre-1914 buildings with gable ends or slate roofs, regardless of location
Conditions requested: bat survey to check for roosts undertaken prior to determination
Onchan District Commissioners
DeferThe Commissioners request that the above application be DEFERRED until further written notification
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
