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The application site comprises of existing buildings and land within Siegaby Farm in Onchan.
The proposed development comprises of amendments to a previously approved planning application for the upgrading of an existing farm track.
The application site and surrounding area has been the subject of a number of previous planning applications that could be viewed as material to the assessment of this current planning application. In particular the proposed development is closely related to previous planning application 03/01174/B.
Planning application 03/01174/B sought approval for the upgrading of existing farm track including drainage, passing places and visibility splays between Siegaby Lane and Little Mill Road, Onchan. This previous planning application was initially considered and refused on the 20th November 2003, with the initial refusal decision notice issued on the 25th November 2003. The Planning Committee resolved to reverse their decision at review on the 26th March 2004, with the review approval decision notice issued on the 1st April 2004.
Onchan District Commissioners recommend that the planning application be approved.
The Isle of Man Highways Division do not oppose the planning application.
The Isle of Man Water Authority request that an informative note be attached to any approval decision notice.
The owners and/or occupants of Lilybank, which is located to the west of the application site, comment on the planning application. They express concern regarding potential light pollution, visual impact, access arrangements and construction impact.
Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the Onchan Local Plan, contains a number of policies that relate to development at Slegaby and Ballacottier.
"The Department will consider favourably a proposal to convert the existing tuck mill into living accommodation where this retains the fabric and the appearance and character of the existing building. The applicant is advised to consult with the Department of Local Government and the Environment's Conservation Officer and Manx National Heritage prior to the formulation or submission of a planning application."
"The Department will consider favourably any proposal which either converts and restores the large stone barn in the western corner of the farm group for purposes of residential accommodation, tourist accommodation or light industry. Such proposals must preserve the character and appearance of the building and must involve the demolition of the adjacent derelict building where such may not be rebuilt elsewhere."
"The Department will also consider favourably any proposal for the demolition of the large barn at the western edge of the group of farm buildings and its replacement by a new substantial dwellings, design in accordance with policy 8 of Planning Circular 3/91. Any replacement building must be finished in Manx stone taken from the demolished stone barn."
"Any proposal in accordance with policies O/RES/P/15, O/RES/P/16 and O/RES/P/17 must be accompanied by a comprehensive scheme for tidying up the complex as a whole and management of the existing woodland together with a scheme for new planting in and around the existing trees. Applicants must also consult Manx National Heritage with respect to the archaeological sensitivity of the site."
"The Department would encourage the application in the preparation of schemes in accordance with policies O/RES/P/15, O/RES/P/16 and O/RES/P17 to consider the introduction of a public right of way through the site from Ballacottier Road to the Creg-ny-Baa."
The planning application seeks approval for amendments to the development previously approved through planning application 03/01174/B. This previous planning application was approved subject to a condition (no. 2) stating:
"Prior to the commencement of works on site, the applicant must have approved by the Committee a scheme demonstrating the provision of visibility splays onto Ballacottier Road. Also, in order to reduce the impact of what will be a very straight access road, the Committee would require that a curved alignment in the first part of the access road from Ballacottier Road is provided so that the view for the passer-by is not straight up the new roadway. The scheme must also include the materials in which the roadway will be finished and details of the passing places referred to the in the submitted plans."
The access road proposed by this planning application constitutes the retention of the existing alignment of the existing track. It is considered that the assessment of the development proposed by the planning application comprises of its impact on highway safety and its visual impact.
In terms of highway safety the proposal is acceptable as the appropriate visibility splays can be provided. This is supported by the fact that the Highway Authority do not oppose the planning application.
In terms of visual impact it is necessary to have regard to the previous approval and the implications of the aforementioned condition. From this it is clear that the previous Planning Committee were of the opinion that the formalising of the access track to create a straight access road would be inappropriate for visual reasons.
This previous concern in relation to the current proposal was put to the applicant's agent, with a view to seeking an amended scheme that curved the alignment of the road. However, the applicant's agent made it quite clear that their client wanted a straight access road and did not want amend the alignment. They believe that realignment would disrupt the surrounding agricultural holding, that the visual impact of the proposed straight access road is very limited and that alteration is generally unnecessary.
Based on a site visit to the application site and by travelling around the surrounding area it is apparent that the visual impact of the proposed access road would be limited. Due to the existing hedging and banking that bound the track it was not possible to find any public view point, other than when on the application site, within the surrounding area where the track could actually be seen. Given that this situation would not change it therefore has to be concluded that the visual impact of the proposed access road within the overall surrounding area is limited. Returning the condition imposed on the previous planning approval it is obvious that people passing directly past the junction of the access road with Ballacottier Road would have direct views straight up the road. However, this in itself is not considered to be sufficient reason to refuse the planning application as the actual impact of being able to see along the access road from this single viewpoint is limited. Following further discussion with the applicant's agent it was agreed that a landscaping requirement to plant additional trees alongside the access road would acceptable. It is felt that this is an acceptable solution to the issue.
It is recommended that the planning application be approved.
I consider that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan District Commissioners; The Isle of Man Highways Division; The Isle of Man Water Authority; and The owners and/or occupants of Lilybank (previously granted party status).
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 drawing no. 01/1894/01-01 date stamped the 17th July 2006 and drawing no. 01/1894/01-02E date stamped the 15th August 2006.
C 3. Prior to the commencement of the construction of the access road a scheme of tree planting alongside appropriate parts of the access road must be submitted to and agreed by the Planning Authority.
N 1. The applicant/developer is advised that a water main is understood to be located within the locality. It is strongly recommended that the Isle of Man Water Authority are contacted prior to the commencement of any works.
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 11.10.2006 |
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 12/10/06
Signed: M. I. McCauley Director of Planning and Building Control
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