28 November 2003 · Planning Committee
Ballakaighen Stud Farm, Whitebridge Road, Onchan, Isle Of Man, IM4 6ad
The proposal involved changing approximately 8 acres of agricultural fields and a redundant barn at Ballakaighen Farm to outdoor paintball games and indoor laserquest games, with existing facilities for parking, toilets, and up to 50 paintball guns and 20 laserquest units.
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The Planning Committee approved the change of use as the visual impact on the rural character was limited, with fields visible from the A2 but little overall change to the site's appearance.
Approved use specification
This approval relates to the use of the agricultural fields identified in red on the plan received on 10th July 2003 for paintball games and the use of the building identified in this drawing and in the site plan also received on 10th July 2003 for laserquest type games.
Time limit for commencement
The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
Access improvements
Prior to the commencement of the use as approved, the access must be altered in accordance with the proposals approved under PA00/1761 and with the lowering of the roadside hedges such that visibility splays are available on the basis of 2.4 m × 215 m in each direction as shown in drawing reference 032/02 received on 28th October 2003.
farm ideally situated close to Onchan on main road links with suitable buildings for conversion and adjacent to Manx Electric Railway; wishes to be as supportive as possible of leisure proposal
recommend approval subject to no additional buildings, and DOT satisfied with access/egress and off-street parking
Highways initially objected due to inadequate junction visibility splays but later withdrew objection after amended plans; DAFF Fisheries required protective measures for nearby watercourse; Onchan District Commissioners supported with conditions.
Key concern: inadequate farm lane junction improvements and visibility splays for road safety
DAFF Fisheries
Conditional No ObjectionIn order to protect the river and the in-stream fish populations, there must be no works within 8 metres of the watercourse and the works must not cause an adverse impact in terms of pollution or disturbance to the river or any bankside vegetation. There must be no untreated surface run-off to the river.
Conditions requested: no works within 8 metres of the watercourse
Department of Transport Highways Division
ObjectionThe proposals do not include the necessary improvement to the farm lane junction with A2 to permit safe access to and egress from the facility, contrary to the interests of road safety.; The Department's objection letter dated 24 July 2003 remains unchanged. The applicant's ownership of land is insufficient to achieve the sight line requirements of 2.4m x 215m.
Department of Transport Highways Division
Objectionthe Department's objection letter dated 24 July 2003 remains unchanged. The applicant's ownership of land is insufficient to achieve the sight line requirements of 2.4m x 215m.
Department of Transport Highways Division
No ObjectionI confirm the Department would have no objection to your amended drawing if it was submitted as part of the planning application.; The visibility splays should be taken from the same kerbline, 2m x 215m in each direction, and be achievable on site.
Onchan District Commissioners
Conditional No ObjectionThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following conditions: "Subject to no additional buildings are to be erected on the site, and that the Department of Transport are satisfied with the provisions for access and egress and the off street parking."
Conditions requested: no additional buildings are to be erected on the site; the Department of Transport are satisfied with the provisions for access and egress and the off street parking
