2 February 2016 · Planning Committee
Ballakaighen Stud Farm, Whitebridge Road, Onchan, Isle Of Man, IM4 6ad
The site at Ballakaighen Farm in rural Onchan has evolved from agricultural to leisure uses like Laserblast, with existing buildings including a Fun Barn and seasonal marquee. The proposal sought full approval to demolish two unsafe stone barns (total ~215sqm) and replace them with a larger steel portal frame building …
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The officer recommended refusal, concluding the proposal conflicted with the presumption against new development in the countryside per Strategic Policy 2, General Policy 3, and Environment Policy 1, …
General Policy 3
Restricts development outside zoned areas except in specified cases (e.g. agriculture, redundant building conversion). Officer found no exceptions applied to new leisure building; Committee set aside due to established site use.
Environment Policy 1
Protects countryside from adverse development unless overriding national need. Officer concluded proposal harmed countryside with no justification to override; Committee prioritised existing leisure over zoning.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to towns/villages, countryside only in exceptional cases per GP3. Officer applied strictly; Committee viewed site as de facto leisure complex.
Spatial Policy 5
Requires positive environmental contribution. Officer found building's permanence, size and non-agricultural look harmful; Committee deemed design/siting appropriate to existing.
Environment Policy 16
Permits reuse of rural buildings if structurally sound and suitable without extension. Officer noted barns unsound and unsuitable for open leisure space; new build non-compliant.
Environment Policy 4
Protects species/habitats. No bat survey submitted; condition required if approved.
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.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
Operating 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.
Event frequency
Events taking place within the land edged red and blue on Drawing P01 (date-stamped as having been received 20th July 2015), and finishing after 22:00, may occur no more frequently than twice in each calendar month. Reason: To provide adequate safeguards for neighbouring residential amenity.
Landscaping scheme
Prior to the commencement of works, a landscaping scheme shall be submitted to and agreed in writing by the Department. Such a scheme shall have particular regard with respect to the northwestern side of the proposed car park. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; a planting specification as appropriate; the location of grassed areas; details of the hard surface treatment of the open parts of the site, and a programme of implementation. All hard and/or soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme, which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. All hard landscape works shall be permanently retained in accordance with the approved details. Reason: To ensure the provision of an appropriate landscape setting to the development in view of its prominence from the Whitebridge Road.
The applicant has provided a transport statement that satisfies Highways concerns. The access can accommodate the additional traffic.
Recommended that the application be approved.
Department of Infrastructure (DOI) Highways Division initially deferred due to traffic impact concerns but later concluded with Do not oppose after additional information was provided; Onchan District Commissioners recommended approval.
Key concern: significant levels of traffic generation from intensification of site use without impact assessment
Department of Infrastructure (DOI) Highways Division
No ObjectionPlease defer the decision on this application until a robust assessment of traffic generation and it's impact has been provided.; The applicant has provided a transport statement that satisfies Highways concerns. The access can accomodate the additional traffic.; Increase in traffic flows will not have an adverse impact on traffic flows or road safety on adjacent road.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
