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The site defined in red represents the immediate curtilage of the farmhouse associated with Orrisdale Farm, located on the north eastern side of the Orrisdale Road (B38). Defined incompletely in blue is the remainder of the farmland associated with the farm.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as High Landscape Value and Scenic or Coastal Significance.
Planning permission has been sought and granted for the erection of agricultural buildings (PAs 02/0270 and 05/0540 - a re-submission of earlier unsuccessful applications PAs 00/1161 and 01/1183) and the principle of two farm workers' dwellings (PA 05/2100).
Proposed now is retrospective permission for the creation of a farm drive leading from the Orrisdale Road, to the south of the farmhouse, around to the rear of the farmhouse. There is already a straight drive leading from the main road to the north of the farmhouse. This meets the Orrisdale Road very close to a bend (the driveway sits on the outside of the bend and there is limited space for turning any vehicle.
The access is formed by an existing gate post/ end of an existing stone wall on the northern side and by the end of a hawthorn hedge on the southern side. Whilst the track is still a little raw, it does not have any adverse impact. It is rough-formed and not paved or formally treated so does not change the character of the road.
The addition of another access will greatly improve manoeuvrability within the site.
The Department of Transport does not object to the application provided that visibility splays of 2m by 36m are provided. This is unlikely to be achieved unless there is significant removal and re-positioning of the existing roadside hedging creating an access with much more of a visual impact. The hedge to the north of the access contains mature trees which will be lost if the hedge requires re-positioning. To the south there is a hawthorn hedge which could be lowered but the field behind is higher than the road and as such, if the hedge were lowered fencing would be required to prevent stock from getting out onto the road.
The Orrisdale Road is lightly trafficked and the failure to provide the visibility splays required by the Department of Transport will not in my view cause such a threat to road safety as to warrant the visual impact from the works which would be required to provide them.
Disability Access Officer makes comments relating to footway crossings for disabled persons and prams. However there is no footway and their comments are not, in my view relevant to this application. As such the Disability Access Officer should not be afforded party status in this instance.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 14.03.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
This permission relates to the retention of the access which has been created as shown in the plans and photographs received on 9th January, 2007.
N 2. The Applicant's attention is drawn to the recommendations of the Disability Access Officer, a copy of which is attached to this notice.
N 1. The applicant is encouraged to improve the visibility which is available to drivers emerging from the new access onto the Orrisdale Road. However, such works should not result in the removal of trees or significant engineering works which would increase the visual impact of this new driveway.
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 : 20/8/07
Signed : M. I. McCauley Director of Planning and Building Control
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