2 November 2016 · Delegated - Senior Planning Officer (Sarah Corlett)
Ballagawne Farm, Ballagawne Road, Ballabeg, Castletown, Isle Of Man, IM9 4pd
Ballagawne Farm, located on Ballagawne Road in Ballabeg, Castletown, is an active agricultural enterprise comprising multiple undulating fields bounded by hedges. The proposal involves removing three sections of poor-condition hedges to facilitate better field access for modern farm machinery and livestock movement, re…
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The officer balanced the agricultural need against countryside protections, finding the proposal qualified as an 'essential' engineering operation for agriculture under GP3(f) due to difficulties mano…
General Policy 2
GP2 requires development in undesignated 'white land' countryside to be sensitively integrated. The officer assessed hedge removal and tracks against this, noting undulating land, hedges, trees, and features limit visibility, concluding impacts would not harm landscape character.
General Policy 3
GP3 permits engineering operations essential for agriculture as an exception to countryside restrictions. The proposal met part (f) due to needs for modern machinery in awkward fields and improved cattle pathways, demonstrated as necessary for the viable farm business.
Environment Policy 1
EP1 and supporting text 7.4.1 require retention of landscape features like hedgerows important to character. Hedge losses were acceptable as not prominent from public views, balanced against agricultural need, with replacement via condition.
Environment Policy 4
EP4 protects habitats, especially with protected species. No evidence of protected species in affected hedges or track areas; key tests met despite nearby orchids, with bird nesting condition added.
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.
Hedge removal timing for birds
The hedges hereby approved for removal may be so removed only during the months September to February inclusive, unless the hedges have first been checked by a suitably qualified person to ensure there are no nesting birds therein. Reason: in the interest of protecting nesting birds.
Replacement hedge plan
Prior to the removal of the hedgerows north of the A27 highway, a plan shall be provided to and approved by the Department showing where new hedges are to be planted on land within the control of the applicant and, ideally, to the north of the A27 highway. Reason: In the interest of preserving the character and appearance of the countryside.
Replacement hedge planting and maintenance
The hedging shown on the plan that is to be provided under Condition 3 shall be created within 3 months of the removal of the hedges hereby approved for removal. Any tree / hedging plant that dies within a period of five years shall be replaced with a tree / hedging plant of similar age and species and during the next planting season. Reason: In the interest of preserving the character and appearance of the countryside.
no highways implications
no comments
DEFA Biodiversity, Manx National Heritage, and Arbory Parish Commissioners raised concerns about hedge removal and track impacts on wildlife and habitats, recommending no net loss of hedges; Highways Division has no interest.
Key concern: no net loss of hedges policy
DEFA Biodiversity
Conditional No ObjectionThe Agriculture Development Scheme has a policy of no net loss of hedges; if it is still intended, then this would allay concerns about the loss of hedges in the countryside; A short section of it runs through an area of semi-natural habitat, protected under the Agriculture Development Scheme
Conditions requested: no net loss of hedges policy be applied; provision of a new hedge along the top of Fields 927, 802 and 990
Manx National Heritage
Conditional No ObjectionWe support this principle [no net loss], which we consider to be in the interests of preserving the distinctive character of the Manx countryside and the wildlife such features support; DEFA will scrutinise this application for compliance with requirements for boundary management
Conditions requested: conditions should be attached that ensure any works avoid the bird nesting season and do not adversely affect any other protected species, such as orchids
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest
Arbory Parish Commissioners
No Commentmy Commissioners have considered the above application and have no comments to make
