15 April 2019 · Delegated - Principal Planner Sarah Corlett
Field 224318, Glen Road, Ballaugh, Isle Of Man, IM7 5jg
The site is a small field (Field 224318, 2745.63m² total but with only about 0.45 acres of usable grassed agricultural land) next to Ballaugh Bridge on Main Road, Ballaugh, bounded by a Manx sod hedge to the west and the Ballaugh River to the east, including Registered Tree Area RA1435.
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The officer assessed the proposal against General Policy 3(f), which permits buildings essential for agriculture or forestry outside zoned areas, and Environmental Policy 2, requiring development in A…
General Policy 3
GP3 restricts development outside zoned areas except for essential agriculture/forestry buildings under (f). The officer found the small site and casual activities did not justify the shed as essential, failing the test to outweigh countryside protection.
Environment Policy 2
ENV2 protects Areas of High Landscape Value, permitting development only if essential or non-harmful to character. The isolated, large shed in scenic countryside was not essential and would harm landscape quality.
Environment Policy 15
ENV15 allows agricultural buildings if need outweighs countryside policy, sited near groups, appropriate scale/siting, and sympathetic to landscape. Even if needed, the central isolated location, scale, and form were inappropriate, lacking exceptional justification.
Environment Policy 1
Protects countryside ecology unless overriding national need with no alternative. Assessed in principle but not reached due to GP3/ENV2 failure.
Environment Policy 3
Prohibits loss/damage to woodlands of amenity/conservation value. Site includes Registered Tree Area but policy not central as principle failed.
Environment Policy 7
Protects watercourses with 8m buffer and risk assessments. River boundary noted but not key issue.
Environment Policy 8
Prohibits agricultural buildings breaching water protection code. Noted but not assessed in depth.
Ballaugh Parish Commissioners object to the planning application for erection of a storage shed due to dangerous access, tree felling concerns, and inappropriateness for the site.
Key concern: Access to the field, directly after Ballaugh Bridge, would prove dangerous
Ballaugh Parish Commissioners
ObjectionAccess to the field, directly after Ballaugh Bridge, would prove dangerous and whilst the application states that plant machinery etc, would be stored on site, there would undoubtedly be more traffic to and from the field.; The Commissioners are concerned by the large number of trees that the applicants have been granted a felling licence for. In addition, the felling of the trees could affect the stability of the river bank and, by disturbing the bank, could encourage the spread of Japanese Knotweed which is already a problem in the area.; The Commissioners would be interested to know whether a Wildlife Survey has been carried out on the site.; Overall, the Commissioners strongly feel that this would be an inappropriate development for this piece of land.
