22 April 2015 · Planning Committee
Field 430242, Corlea Road, Ballasalla, Isle Of Man, IM9 3ba
The proposal involves creating a new separate vehicular access from Corlea Road to serve a replacement dwelling approved under PA 14/01385/REM, on a small field site forming part of Corlea Farm. The access joins an approved route and is intended to avoid sharing the farm's existing access.
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The officer considered whether the new access would adversely affect the character and appearance of the countryside, given its location in an area of open space and incised slopes landscape.
General Policy 3
Prohibits development outside zoned areas except for specific exceptions including replacement of rural dwellings (Housing Policies 12-14). The access serves an approved replacement dwelling, fitting within the replacement exception, and was assessed as not adversely affecting countryside protection when conditioned.
Environment Policy 1
Protects countryside from adverse development unless overriding need and no alternative. The officer found no material adverse visual impact due to proposed landscaping integration and existing farm access dominance, overcoming countryside protection concerns.
Environment Policy 4
Implied protection of wildlife. Condition imposed for lizard and bird mitigation to comply, addressing DEFA advice on protected species near site.
Housing Policy 12
Relevant to replacement dwellings in countryside. Access supports approved replacement under this policy framework.
Housing Policy 14
Governs rural dwelling replacements. Prior approval under this policy set context; new access consistent without added countryside harm.
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.
Lizard and wildlife mitigation
The removal of the existing hedging may take place only between April and September. One week prior to the commencement of excavation or earth moving works, the applicant must cut short any existing grass and vegetation within the bank in order to alert any lizards to the impending works and providing time for them to relocate. In cutting the vegetation care must be taken in respect of any birds nesting within the bank. During works, the applicant must exercise caution in respect of any lizards found within the site as this species, along with some other birds which may be present on the site, are protected under the Wildlife Act as are the places of shelter or protection of these identified species. Reason: in order to comply with Environment Policy 4 of the Strategic Plan.
Landscaping scheme
In the first planting season following the completion of the means of access into the site the applicant must introduce new tree and shrub planting to visually soften the impact of the new access. This should complement the scheme approved under PA 14/01385/B. Details of this planting must be approved by the Department prior to the commencement of works and implemented in accordance with the approved details. Reason: to be consistent with the approval granted in respect of that application and to minimise the visual impact of the proposed works.
Approved access only
This approval relates to the creation of an access shaded grey within the area edged red on the plan reference 1268-050 and received on 19th February, 2015. If implemented as shown, the access shaded in light orange may not be constructed. Reason: in order to minimise the visual impact of the works on the area.
Visibility splays
Visibility splays of 2.4 x 36 metres must be provided in both directions over land within the ownership of the applicant. Nothing must be planted or erected within the visibility splays that will exceed 1.05 metres in height. Reason: in the interests of highway safety.
no issue with the provision of a new access point, but advise precautions for lizards
do not object subject to visibility splay condition
do not oppose the application
overhead lines not in route of proposed works
Manx Utilities, Malew Parish Commissioners, and DEFA Biodiversity Officer responded to the consultation; Malew Parish has no objection, Manx Utilities requests contact and safety measures due to underground cables/overhead lines, and DEFA advises precautions for protected lizards.
Key concern: lizards (a Wildlife Act protected species) are found on the banks alongside the Corlea Road
Manx Utilities
Conditional No ObjectionThere are underground cables/overhead lines present in the area indicated in you planning application.; The Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.; Manx Utilities requires 24 hours unrestricted access to the cables in the public highway
Conditions requested: condition of planning be that the applicant must contact the Authority; contact our Network Operations Department, Manx Utilities (Tel. 687687) 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 Manx Utilities for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application
Malew Parish Commissioners
No ObjectionThey do not object to this application.
DEFA Biodiversity
Conditional No ObjectionI have no issue with the provision of a new access point, but advise that lizards (a Wildlife Act protected species) are found on the banks alongside the Corlea Road; there should be a presumption that lizards might be present; This should dissuade lizards from getting involved in the works, but if they do, will give the lizards a chance to move off and the workers a chance to spot them and let them move out of danger
Conditions requested: any destructive works take place during the active season (April-September); the vegetation is cut short at least a week before work, taking care to check for nesting birds; Workers should be briefed to keep a watchful eye
