Creation of concrete bridge over river adjacent to A15 (Retrospective)
Site Address:
Land Adjacent To Field 624158 Hibernia Maughold Road Maughold Isle Of Man
Officer's Report
Introduction
This application seeks permission to construct a concrete bridge over a river in Maughold. The works have already been carried out.
The Site
The application site is a parcel of land between the A15 and Field 624158 Hibernia, Maughold Road, Maughold. A watercourse runs to the west of the highway, separating the field from the road.
The Proposal
This application seeks approval for the construction of a concrete bridge to provide access from the A15 into Field 624158. The bridge consists of an area of concrete mounted onto steel legs. Hardcore has been laid on the section of land between the edge of the road and the bridge to aid traction.
Development Plan Policies
The application site is located within an area of countryside that is recognised as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the Isle of Man Strategic Plan, the following are judged to be relevant:
General Policy 3:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
(a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
Case Officer:
Mr Steve Stanley
Photo Taken:
13.09.2012
Site Visit:
13.09.2012
Expected Decision Level:
Officer Delegation
(e) location-dependent development in connection with the working of minerals or the provision of necessary services;
(f) building and engineering operations which are essential for the conduct of agriculture or forestry;
(g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
(h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
Environment Policy 2, which states:
"The present system of landscape classification of Areas of High Landscape or 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 different 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."
Environment Policy 7, which states:
"Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:
(a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality;
(b) details of pollution and alleviation measures must be submitted;
(c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and
(d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species."
Planning History
The site has not been the subject of previous planning applications.
Representations
The owner/occupier of Ballaglass Farmhouse, Maughold supports this application. It is stated that the works have been the result of requirements from the Water Authority.
Maughold Parish Commissioners do not object to this application noting that there has previously been a bridge in this location.
The Highways Division of the Department of Infrastructure does not object to this application stating that "the application meets relevant highway policies and standards."
Assessment
The key issues to be assessed in the determination of this application are the impact of the development upon the character and quality of the landscape, whether the location of the development is essential and whether the access would undermine highway safety.
The works are relatively small scale however even small developments can have detrimental impacts upon the quality of the landscape. The development has been carried out recently and as such there is a 'newness' to its appearance. In time and with use, the visual impact of the access would become more muted to an extent that it would blend in with the existing landscape. Taking into account the scale of the development and its associated impacts, the proposed bridge is judged to be acceptable. It is a relatively common method of gaining access to land which is separated from a highway by a watercourse and its construction is simple in design to meet its function.
The alterations to the pre-existing bridge were apparently triggered by concerns raised by the Isle of Man Water and Sewerage Authority which considered the old bridge to be an obstruction to the flow of the watercourse. The IOMWASA has provided confirmation that the applicant has already applied and received land drainage consent which included a flood risk assessment. Accordingly, the proposed bridge overcomes the pre-existing issues whilst continuing to provide access to the field. It is considered that access to the field is essential for the conduct of agriculture and accordingly the proposal is judged to meet GP3 and EP2. It is considered that the works do not adversely affect the watercourse, indeed the works represent a measure which will prevent blockages which may lead to flooding. The application meets with the approval of the IOMWASA and is judged to accord with Environment Policy 7.
The Highways Division has considered the application in terms of road safety implications and found it to be acceptable. The access is on the outside of a bend in the road which serves to provide visibility at the access. It is also relevant that many agricultural vehicles have a high seating position which would afford drivers with additional vision up and down the road.
It is concluded that the proposed development is acceptable.
RECOMMENDATION
Permit.
PARTY STATUS
The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
The owner/occupier of Ballaglass Farmhouse, Maughold is not judged to accord with Planning Circular 1/06 and as such it is not recommended that Interested Party Status be awarded.
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 10.10.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval
N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1.
This approval relates to the creation of a concrete bridge over river adjacent to A15 (retrospective), land adjacent to Field 624158 Hibernia, Maughold Road, Maughold as shown by Location Plan, Site Plan and Details all received 21st June 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 11-10-12
Determining officer (delete as appropriate)
Signed : Samuel Anthony Holmes Senior Planning Officer
Signed : Samuel Michael Gallagher Director of Planning and Building Control
Signed : Samuel Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
