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1746:04
PROPOSED NEW MULTI_PURPOSE BUILDING
at
BALLAKAIGHEN FARM
WHITEBRIDGE ROAD
ONCHAN
for
Mr ANDREW CLAGUE
BRIEF PLANNING STATEMENT
1500812
PLANNING & BUILDING CONTROL RECEIVED C.7 20 JUL 2015 DEPT OF ENVIRONMENT FOOD AND AGRICULTURE
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 been granted (Approval No. 11/00459/C). There is also approval for a temporary 'biker' campsite during the TT and Manx Grand Prix festivals fortnights only.
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 and it is intended that this existing vehicle parking area be supplemented by the provision of additional 'overflow' car parking.
Following a request by Development Manager Ms J Chance, a Development Masterplan was issued to the Planning Division by letter dated 5th March 2014. This set out future ideas for the further development of the site as a leisure and entertainment complex. This was submitted at the time of application reference 14/00242/C for the temporary Camp Site on the site.
planning statement.doc
Since this Masterplan was issued, the barns have been inspected for their suitability for refurbishment and extension. The two existing stone barns were inspected by a Chartered Structural Engineer, in September 2014, and found to be structurally unsafe. One barn has been recommended for emergency demolition and the other has been deemed 'beyond economical repair'. This is due to a defect in the foundations that would require the taking down of the stone walls and rebuilding in those locations, effectively demolishing and rebuilding significant sections of the barn. The Report dated March 2015 by The C E Wright Group Ltd is enclosed with the application.
The proposed new building will be a steel portal frame construction with green profiled steel, insulated cladding to the roof and stained timber cladding, manx stone recycled from the demolition of the two derelict barns and rendered blockwork to the lower section of wall, to match the adjacent 'Fun Barn' and 'Laserblast' in appearance. It will provide a large open space suitable for a number of leisure and recreational uses, together with toilet facilities and a spectator gallery / function area, all accessible by people with disabilities. A large storage area for leisure and play equipment has also been incorporated.
The Onchan Local Plan of April 2000 designates the site and surrounding land as Open Space. However since the adoption of the Local Plan there have been a significant number of planning applications that have been granted approval for leisure uses/activities for the former farm buildings and the surrounding land. Drawing no. 1746.04 P03 shows the extent of the land and buildings subject to successful planning approvals for leisure uses on the application site.
The successful applications for leisure uses are as follows:
The Applicant believes that as such a significant number of approvals for leisure use and activities has been granted; and such a significant area of land been approved for leisure use and activities, there must be an acceptance within Planning Division and the Planning Committee that this site is now a leisure complex, and further development of a leisure use would be consistent with these recent planning approvals.
In pre-application consultation with the Local Planning Officer during design development, there was a reluctance to support the new multi-purpose building, mainly on the basis of the site not being zoned for development. The Officer also encouraged the reuse of the barns for the new development. The Applicant believes it is unfair and inconsistent of the Planning Officer to be reluctant to support the application, saying the area is not zoned under the Local Plan, as the Local Plan was issued in 2000, some time ago, and since then, significant areas of the site land have, through various planning approvals been re-designated for leisure use. This application should be considered in the same context.
The Applicant also believes the reuse of the two barns is not practical for two reasons:
Planning approval for a replacement agricultural building was granted under PA 00/01761/B. In the Planning records it is described as a 'new general purpose steel frame replacement barn' and it is shown with 'yorkshire boarding' to its upper half, with a footprint of 9.15m wide and 18.29m long. This is similar to what is being proposed now. In the Planning Officer's Report the existing barn carried little if no weight in the decision making. The Report says "The barn is prominent, a little run down and surrounded by modern plain buildings. As such the retention of the stone barn seems a little pointless." The Applicant believes the planning system should be consistent. If, when the site was a farm use, a new building was granted approval, when the site use has changed to leisure, that same system should support a new building too. The multi-purpose building is just as important for the Applicant's leisure business now, as the farm building was, when his family operated the farm on the site.
The Applicant believes there are exceptional circumstances surrounding the current land uses for leisure purposes, and believes his application should be dealt with in a manner that is consistent with the other applications which were granted approval, and that the Strategic Plan General Policy 3 be set aside, and the application considered as if the land was zoned for development.
The Applicant appreciates the support he has received from Planning Division but he believes the Planning Division should be seen to continue to support his efforts to make his business planning statement.doc
sustainable. The Applicant believes this application is an opportunity for Planning Division to promote the principles set out in the draft 'Planning and the Economy'. By supporting his application, an approval for the development would make his business more sustainable by providing indoor space for activities which require space, and which can take place out of the inclement weather which occurs frequently on the Isle of Man. It will also provide employment for a small number of local people.
The proposed building is sited in amongst the existing buildings. It requires the demolition of the two derelict barns to make space for the new building. The initial concept is that it is part of a leisure complex, and complimentary in function to the adjacent Laserblast, go-karting and Fun Barn.
The building is designed to provide a large open space on ground floor that is reasonably similar in floor area to the adjacent buildings, with a gallery at first floor where people can enjoy drinks and snacks as part of the leisure offer. The outside of the building is designed to look agricultural in style; to be sympathetic to the countryside in which it is set. There is a planting scheme of native trees and shrubs set in copses to soften the impact of the appearance of the building in its countryside setting.
The roof is dark green insulated metal panels and the walls are a combination of stained vertical timber boarding on the upper half, and manx stone and slate recycled from the demolished barns, and painted render to the lower half of the walls. All these materials combine to give the building a look that is in context with the manx countryside; and is similar in look with many other buildings of this type on the Isle of Man.
In summary, this area of the former farm has for some years now been predominantly of recreational and leisure use and would benefit from the replacement of the derelict and unsound buildings, with a more flexible open-space building; creating a more sustainable leisure and entertainment facility which will provide a useful venue for the local community. The Applicant respectfully requests the Planning Committee grants approval for the development.
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