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PROPOSED NEW MULTI-PURPOSE BUILDING at BALLAKAIGHEN FARM WHITEBRIDGE ROAD ONCHAN for Mr ANDREW CLAGUE
Ballakaighen Farm is a former agricultural small holding of some years which has in recent times diversified into family entertainment and leisure activities. These facilities include 'Laserblast' and 'Fun Barn' both of which are housed in self-contained 'barns' each with casual seating areas and toilet facilities. In addition to this there is an outdoor junior go-kart track and a 'Maize Maze' (late summer / autumn only). A Marquee with lawn and patio are also available during the summer for private functions. Planning Permission for change of use to construct a 'Zorbing' Track has previously been granted (Approval No. 11/00459/C) though this has now lapsed. The site also has a 'biker' campsite during the TT and Manx Grand Prix festivals fortnights in the field adjacent the Fun Barn and camping for families and clubs in the field adjacent the Marquee for the rest of the year. These camping facilities are now established, with signage, screen planting and fencing to comply with planning conditions imposed.
The existing access to these facilities is off the A2, Whitebridge Road, clearly marked and affords good sight lines for vehicles entering and leaving the complex. The access road itself is of a width to accommodate traffic in both directions. There is the added advantage of a convenient bus stop on Whitebridge Road near the entrance to the farm. Vehicle parking available on site is in excess of that required on a day to day basis for the activities currently available.
Planning Permission was granted 2nd February 2016 (ref. 15/00812/B) for the demolition of 2no. stone barns in poor condition and the erection of a multi-purpose shed designed to accommodate a variety of sport or leisure facilities. This application is for amendments to PA15/00812/B. Following refusal of his application (17/00123/B) last year to increase the size of the multi-purpose building proposed to accommodate a trampoline park Mr. Clague has been considering how best to utilise the new space and what activities would be most beneficial to the local community and his business. Mr.
Therefore Mr. Clague is seeking to increase the footprint of the approved building by 125sq.m. under this application. This will allow the building to incorporate a six lane 10 -pin bowling alley at the upper level whilst maintaining the multi-purpose space for independent use. It will also include a café area at ground floor level with 2no. small 'party' rooms with moveable partitioning to accommodate larger functions. As the Marquee is only available during the summer months Mr. Clague hopes that this facility will be utilised as an alternative winter venue.
Further to discussions with the Planning Department regarding the amended proposal Mr. Clague has undertaken to improve the access road and car parking both visually and for ease of use. The main access road will be concreted to its full width, maintaining the shrub planting to both sides along its length. The main car parking area is to be set out more formally as a one-way system with separate ingress and egress points off the concrete access road. Block paving will define the roadway with stone chippings in a containment / reinforcement grid will form the parking bays, with shrub planting and trees adding screening and separation. The pedestrian approach to the complex from the car park will also be paved, forming a 'courtyard' from which each of the activity centres can be accessed, with bench seating, a picnic and outdoor play area and a ramped access making the facility accessible to those with physical disabilities. Container planting will be introduced to soften the hard landscaping. The existing grassed areas adjacent to the access road will be kept, with the addition of some specimen trees and shrubs. As with the previously approved scheme (15/00182/B) an overflow carpark providing 20 extra spaces has been included, together with associated landscaping. Also in line with comments made during the consultation, Mr. Clague has maintained the external finishes of the building as previously approved, with timber boarding to the upper part of the building and natural stone panels.
Whilst the submitted amended scheme has a larger footprint than that of the originally approved building, this will allow for greater flexibility in the use of the building and create more variety in the activities available on the site. Therefore Mr. Clague respectfully asks that the Planning Committee considers this when making its decision.
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