03/01556/REMApproved

28 January 2004 · Minister for Local Government and the Environment (confirmed Planning Committee approval after appeal)

Upgrading of existing farm track as an alternative access to Ballacashin Farm (Reserved matter from previous application 02/000986A)

Fields 534327 And 534328 Ballacashin, Abbeylands Douglas

Received22 Oct 2003

Validated22 Oct 2003

Committee26 Mar 2004

Decided28 Jan 2004

3 months

Received22 Oct 2003

Validated22 Oct 2003

Committee26 Mar 2004

Decided28 Jan 2004

3 months

Why was this approved?

compliance with highway standards
minimal landscape impact with screening hedges
practical difficulties with original access (wet ground, tail drains)
deviation from but compatibility with condition 4 of prior approval
no objections from residents or environmental groups
precedent of Minister's liberal policy on redundant buildings

The proposal involved hardcoring and extending an existing farm track through fields 534327 and 534328 to provide alternative vehicular access to a disused farmhouse building previously approved for renovation and conversion to a dwelling under PA 02/00986/A.

Documents (5)

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Decision & Reasoning

Approved28 January 2004

The Inspector concluded the main issues were landscape impact and highway safety; highway safety was acceptable as Department of Transport raised no objection and junction meets standards.

Policies Assessed (2)

O/NC/P/5

Onchan Local Plan Policy O/NC/P/5

Presumption against felling trees except commercial; proposal adheres by retaining hedges and adding new planting, unlike original access requiring tree removal.

PC1/98

Planning Circular 1/98, The Alteration and Replacement of Windows

Requires hedges per circular; condition mandates compliance for new hedges on eastern side.

Conditions (4)

1
Plans approval
This approval relates to the creation of a new access to serve the cottage which is to be renovated under the provisions of PA02/0986, as shown in the location and site plans received on 22nd October 2003.
2
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
3
Manx hedges
The hedges to be introduced on the eastern side of the new lane must be constructed in accordance with Planning Circular 1/98 - Manx Hedges.
4
Visibility splay
The hedging at the southern end where it meets the Abbeylands Road must be lowered in height to enable drivers of emerging vehicles to be able to see oncoming traffic from a point 2.4m from the junction.

Public Comments (4)

SupportDepartment of Transport (Highways Division)(statutory consultee)

no adverse traffic impacts; no objection

SupportDepartment of Agriculture, Fisheries and Forestry (DAFF) Wildlife and Conservation Office(statutory consultee)

upgrading of existing farm track through field 534327 not detrimental to adjacent marshy grassland

SupportPlanning Committee (via officer report)(planning authority)

no significant landscape impact; similar to nearby drives; preferable to original route due to tail drains and knotweed access

ObjectionOnchan District Commissioners(parish)

People

Miss Sarah Corlett, Planning Officer

Case Officer

Key Information

Reference: 03/01556/REM
Decision: Approved
Date: 28 January 2004
Parish: Douglas
Year: 2003
Type: Reserved Matters
Category: Agricultural
Scale: minor

Property Details

Property Type: agricultural
Proposal Type: access
Context: rural

Planning History (5)

02/00986/AApproved

Approval in principle for part renovation/part redevelopment of disused building to dwelling

parent approval; condition 4 on access discussed extensively

IDO 42230Approvednot in database

Erection of bungalow to replace farmhouse (approved on review with conditions tying to farm and restricting original farmhouse use)

established residential curtilage and restrictions on original farmhouse (no human habitation)

99/2319Refusednot in database

Approval in principle for new dwelling in field corner for applicant's son

previous refusal for new dwelling in countryside

00/708Refusednot in database

Erection of new dwelling on alternative sites (refused initial/review/appeal)

previous refusals undermine countryside development

87/0196Approvednot in database

Agricultural building

no track shown on plans

Why was this approved?

compliance with highway standards

minimal landscape impact with screening hedges

practical difficulties with original access (wet ground, tail drains)

deviation from but compatibility with condition 4 of prior approval

no objections from residents or environmental groups

precedent of Minister's liberal policy on redundant buildings

Policies Assessed (2)

O/NC/P/5

Onchan Local Plan Policy O/NC/P/5

Presumption against felling trees except commercial; proposal adheres by retaining hedges and adding new planting, unlike original access requiring tree removal.

PC1/98

Planning Circular 1/98, The Alteration and Replacement of Windows

Requires hedges per circular; condition mandates compliance for new hedges on eastern side.

Conditions (4)

Plans approval

This approval relates to the creation of a new access to serve the cottage which is to be renovated under the provisions of PA02/0986, as shown in the location and site plans received on 22nd October 2003.

Time limit

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

Manx hedges

The hedges to be introduced on the eastern side of the new lane must be constructed in accordance with Planning Circular 1/98 - Manx Hedges.

Visibility splay

The hedging at the southern end where it meets the Abbeylands Road must be lowered in height to enable drivers of emerging vehicles to be able to see oncoming traffic from a point 2.4m from the junction.