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17/00258/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00258/B Applicant : Mr Jimmy Callow Proposal : Installation of sod bank to eastern boundary of field Site Address : Field 134001 Bride Road Ramsey Isle of Man
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 APPLICATION SITE 1.1 The application site is the field 134001, Bride Road, Lezayre. The field is located on the east side of the A10 Bride Road, the application site is opposite the property Balladoole Beg on the West side of the Highway. The field represents a thin strip of land that widens out the further north you get to the northern boundary. The eastern boundary falls away to the beach.
1.2 There are two existing entrances into the field, one access is to the most southern point of the site and the second entrance is near enough opposite the entrance way to Balladoole Beg. This was approved in 2016 to be widened.
2.0 THE PROPOSAL 2.1 The application is for installation of a sod bank to the eastern boundary of field 134001.
2.2 The proposed sod bank is apx 290m in length x 1.2m x 1.12m. Part of the bank has already been installed.
2.3 Materials to be used are sub soil, top soil / sod and seed.
2.4 The bank is to provide stability to the edge of the field against erosion and provide a visible boundary for safety when using the field.
3.0 PLANNING HISTORY 3.1 Permission was given in 2016, 16/00335, for alteration and widening of vehicular access.
4.0 PLANNING POLICIES 4.1 The application site is not designated for any site specific purpose and lies within an area recognised as High Landscape or Coastal Value and Scenic Significance under the 1982 Isle of Man Development Plan.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains three policies that are considered materially relevant to the assessment of this current planning application.
4.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
f) building and engineering operations which are essential for the conduct of agriculture or forestry;
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17/00258/B
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4.4 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
4.5 Environment Policy 2 which states: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."
4.6 Environment Policy 9: A precautionary approach(1) will be adopted for development relating to land affected, or likely to be affected, by erosion or land instability. In the case of receding cliffs, development will not be permitted in areas where erosion is likely to occur during the lifetime of the building.
4.7 The supporting text relating to Environment Policy 9 seeks to ensure that the open character of the coastline is protected and where works take place they consider landscape, nature conservation and natural coastal processes.
5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners have no objections. 07.04.17.
5.2 DOI Highways - no highways implications. 31.03.2017.
6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are the principle of the development and the impact upon the character and appearance of the landscape.
6.2 The site is situated in countryside where development is strictly controlled. However, the Strategic Plan makes provision for works which are essential for the conduct of agriculture, General Policy 3 (f). The proposal is for a physical barrier for using the field and the application form states it is in agricultural use and on this basis it is concluded that the proposal does fall within the exceptions set out in General Policy 3.
6.3 Environment Policies 1 and 2 seek to protect the countryside and its openness from inappropriate development. Sod banks are common place in the countryside and it is considered that the proposal would not appear out of context. As such the proposal is considered to withstand the tests under EP1 and EP2 and does not adversely affect or harm the character and quality of the landscape.
6.4 Further clarification of the proposed construction material was confirmed with the agent as being sub soil/top soil/sod and seed and as this information was not part of the original submission a condition is proposed to ensure it is constructed as such.
7.0 RECOMMENDATION 7.1 On the basis of the above the application is recommended for approval.
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8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and (d) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.06.2017
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The sod bank hereby approved shall be constructed of sub soil, top soil/sod and seed.
Reason: To ensure the development is carried out in a satisfactory manner and in the interests of amenities of the surrounding area.
This approval relates to drawing JC-01 date stamped received 3 March 2017.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 28.06.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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