17 December 2010 · Secretary to the Planning Committee
Balladan, Quakers Road, Cornaa, Ramsey, Isle Of Man, IM7 1ef
The proposal involved creating a new agricultural access from Quakers Road into Field 621246 adjacent to Balladan in Cornaa, Ramsey, requiring the removal of 10.8 metres of existing Manx Sod banking. The gate would be 4.5 metres wide and set back 6.5 metres from the highway edge.
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The officer recommended refusal because the site is in an Area of High Landscape or Coastal Value and Scenic Significance where 'protection of the character of the landscape will be the most important…
Environment Policy 2
Requires protection of landscape character in AHLV areas unless development does not harm character/quality or location is essential. Officer assessed that removal of 10.8m sod banking would harm character of sunken rural road with high banks, failing both tests (a) and (b) due to lack of justification and visual impact.
General Policy 3
Permits development outside zoned areas only for essential agriculture/forestry operations. Officer found field access did not qualify as essential, as alternative from adjacent Balladan possible despite level difference, and no response to enquiries.
The Role of Landscape Character in Development
For Incised Slopes type, conserve sod banks/hedgerows along road corridors (para g). Proposal would alter traditional Manx Sod banking, compromising rural road character.
Do not oppose has no traffic management, parking or road safety implication
Comments received; request informative note about underground cables/overhead lines and contact for site safety
Manx Electricity Authority notes underground cables/overhead lines nearby and requests contact before works; Maughold Parish Commissioners raise concerns over removal of ancient Manx sod hedge but acknowledge minimal loss if essential; Highways Division does not oppose due to no traffic implications.
Key concern: removal of a section of this ancient Manx Sod hedge
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department...
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents... before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Maughold Parish Commissioners
The policy set out in the Isle of Man Strategic Plan clearly presumes against removal of traditional hedge row and sod bank.; Members would strongly oppose any further enlargement/development of the entrance as well as any development of the field that was not linked to its agricultural status.
Conditions requested: Planning Officer assesses whether the removal of a section of this ancient Manx Sod hedge is essential to the agricultural operations taking place on the field
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implication
