13 July 2017 · Head of Development Management - Stephen Butler
Field 510279, Mullinaragher Road, Santon, Isle Of Man, IM4 1hy
The proposal involved creating a new 3.6m wide access through the roadside Manx sod bank and hedge, with the gate set back 6m from the highway edge onto grasscrete for verge protection, and new Manx hedges on both sides per Planning Circular 1/92.
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The officer assessed that the relocation meets General Policy 3(f) as 'building and engineering operations essential for the conduct of agriculture' due to field subdivision leaving the applicant with…
General Policy 3
Prohibits development on 'white land' countryside except essential agriculture/forestry operations under (f). Officer found the access relocation essential post-subdivision for safe agricultural vehicle use on flatter land, retaining one access total, justifying exception.
Environment Policy 1
Protects countryside/ecology unless overriding national need outweighs harm with no alternative. Minimal 3.6m hedge loss offset by new planting, small-scale screened design has low visual impact versus refused larger scheme, no unacceptable countryside harm.
Transport Policy 4
Requires safe highway design. 6m setback meets Manual for Manx Roads standards for agricultural accesses, allowing off-road gate operation without traffic obstruction, addressing initial Highways objection.
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.
Close existing access
Within 1 month of the completion of the new access hereby approved, the existing access must be closed up in accordance to drawing number 890/002 Rev A date stamped and received 21/04/2017 and in line with the standards for Manx hedges set out in Planning Circular 1/92. Reason: In the interest of visual amenity.
no opposition following amended 6m setback plans, subject to condition for closing existing access within 1 month
Highways Division opposes the application due to the field gate being set back only 3m instead of the required 6m, while Santon Commissioners support a neighbour's observations and raise concerns about multiple access points needing highways safety assessment.
Key concern: proposed field gate set back 3m from highway rather than required 6m, resulting in vehicle obstruction
Department of Infrastructure (DOI) Highways Division
ObjectionThe proposed field gate will be set back 3m from the highway rather than the 6m required to accommodate a vehicle waiting for the gate to be opened/closed; this will result in a vehicle obstructing the highway during the operation of the gate.; Highway Services recommends refusal of this application as it does not meet thr requirements of GP 2 (h) & (i)
Santon Commissioners
No CommentThe Commissioners have considered this application and wish to support the observations of Mr. Paul Watterson of Ballacorris whose submission has been copied to us.; The series of applications concerning the adjacent field numbers, of which this is one, and the ultimate purpose of use, leaves us confused and it is felt that further clarification is needed.; It would be helpful if we could have an assessment from DoI - Highways on the suitability from a safety point of view of the application as submitted.
