Creation of new vehicle access, erection of boundary fence and landscaping

Refusal Reasons

• ✗There is insufficient reason demonstrated within the submission to warrant the creation of the access which would be introducing an element of harm to the character of the area. The application also seeks to alter part of the sod bank, which does not have a net benefit to the area. As such, the proposal would not comply with Environment Policy 1, General Policy 3, and the Manual for Manx Roads, as the principle cannot be justified and as the land is not zoned for development.
• ✗The proposed loss of trees and the potential for further tree loss would detrimentally affect the public amenity value of this collection of trees given that the proposals do not enhance or protect the landscape quality and nature conservation value to this site. Therefore, it is considered that the scheme as proposed would adversely impact registered trees and a registered tree area contrary to Environment Policy 3, General Policy 2(c and f), and Strategic Policy 4(b) of the Strategic Plan (2016).
• ✗The application includes insufficient information to properly judge the arboricultural impact of the grade changes and landscaping, as well as the impacts of the new access to be created through the Registered Tree Area. The application also does not show how the grade changes and landscaping could be implemented without having a detrimental impact on the health and longevity of adjacent retained trees, and does not show how this impact will be mitigated. Therefore, it is, considered that the scheme as proposed would be averse to the requirements of Environment Policy 3, and General Policy 2 (f).
• ✗In the absence of clear justification for the proposed development, the proposed access and levelling works would considerably alter the character of this part of the countryside with protected trees, established sod bank and semi-natural grassland habitat, in conflict with the Landscape Character Appraisal for Braaid (D10) contained within the Area Plan for the East - which refers to the need to conserve and enhance the character, quality and distinctiveness of the well treed valley with some scattered and nucleated settlements. In addition, the development would be contrary to Environment Policies 1 and General Policy 3 which protect the countryside for its own sake and where the protection of the character of the landscape will be the most important consideration and as the development is not recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative.
• ✗The new access would be at a point along the road where it would cut through a designated on-street parking area and the only pedestrian walkway along the road, with potential to increase the risk of delays and accidents at this point and is not considered safe for either the applicant or other road users. This would be contrary to Transport policies 4 and 6, and General Policy 2 (h & i) of the Strategic Plan 2016.