Officer Planning Report Recommendation

Application No.: 09/00660/B Applicant: Mr \& Mrs Ian Harland Proposal: Creation of vehicular access Site Address: Field 975 Adjacent To Loughan E Yeigh Garey Ramsey Isle Of Man ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Lezayre Parish Commissioners Notes: Approve

Officer's Report

Site

The application site forms the curtilage of the field adjacent to Loughan E Yeigh, Garey, Ramsey, which is field located on the northern side of the Garey Road and northeast of the Garey Ford.

Land Use Zoing / Planning Policy

The application site is within an area recognised as being an area of 'woodland' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an Area of High Landscape or Coastal Value and Scenic Significance.

• Isle of Man Planning Scheme (Development Plan) Order 1982
• The Isle of Man Strategic Plan (20th June 2007)

Planning History

There previous planning application is considered relevant in the assessment and determination of this application:-

Creation of a new field access - 06/00686/B - REFUSED on the following grounds:-

1. The proposed access road would by reason of its siting and design in this prominent location would result in the removal of vegetation within an area of registered woodland which will have a 8 July 2009

detrimental impact on the character and appearance of the area and be detrimental to the visual amenities of the locality.

1. The visibility from the proposed access road onto the public highway is inadequate to serve the needs of the development and therefore would be prejudicial to highway safety.
2. In light of the comments from the Department of Transport indicating that a 2 m by 23 m visibility splay would be required to provide stopping sight distance, this would result in a substantial amount of vegetation being removed from the boundary adjacent to the Garey Road. It is considered that such any alteration would change the character and appearance of the locality and be detrimental to the visual amenities of the locality.

Proposal

The application seeks approval for the creation of vehicular access to provide access to field adjacent to Loughan E Yeigh. The proposed entrance would have a width of 5 metres, reducing to 3 metres to form the lane into the field. A single Sycamore tree is proposed to be removed.

Representations

Lezayre Parish Commissioners:- "Approved" Highways Division:- "Do not oppose" The Authority has received no privately written representations objecting to the application.

Assessment / Recommendation

The proposal would enable a vehicular entrance into a field to enable maintenance of the open field drains. The proposal would result in some grass banking to be removed and a single sycamore tree (permission from DAFF). Alterations would also be made to some of the remaining grass banking and wall (reduce height to 1.05 metres) to enable the required visibility splay.

It is considered the proposed works would not have a significant impact upon the visual appearance of the locality, given the limited alterations to the existing grass banking and existing hedgerows and trees, unlike the previous scheme which would have resulted in a significant loss of landscaping and was consequently refused at appeal.

Recommendation

It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Lezayre Parish Commissioners Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 08.07.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the creation of vehicular access as proposed in the submitted documents and drawing 40409/a all received on 9th April 2009.

C 3. The surface finish of the access is to be dark coloured in appearance.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed : Senior Planning Officer