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The application site is located to the west of the B19 Dreemskerry Road, Maughold and is visible from the adjacent highway. The applicant describes the current use of the land as "derelict pasture" and comprises uncultivated land with gorse bushes. The site is directly adjacent to Dreemskerry Quarry.
The site is located within an area zoned as being of High Landscape Value and Significance in the 1982 Development Plan Order. The adjacent site is identified as Area for surface Mineral Working.
The following policies within the Isle of Man Strategic Plan are considered relevant:
General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
Environment Policy 2:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
Whilst there are no previous applications relating to the application site, it is considered that the following application which relates to the adjacent site is relevant:
PA 07/01841 - Restoration and extension of Dreemskerry Quarry, Dreemskerry Hill, Dreemskerry, Ramsey. Application currently under consideration.
The application seeks approval for the change of use from pasture land to form a managed habitat. The proposal includes the creation of ponds and pathways and the creation of a paddock to the west of the application site which would accommodate a vegetable garden, polytunnels and composting area. To the south of the application site adjacent to Dreemskerry Road, a seating area would be created within an area identified as "Old quarry". A further seating area would be created to the east of the site, adjacent to the boundary with Dreemskerry Quarry and it is proposed to erect a summer house in this area. To the north and centre of the site, it is proposed to erect a Willow tunnel.
Maughold Parish Commissioners advises that they have no objections to the application and a resident of Port Soderick supports the proposal as they consider the proposal conforms to the principles of sustainable living. The adjoining landowners, Done (Isle of Man) Ltd advise that they have no objection to the proposal, but wish to remind the Planning Committee that there is a current planning application outstanding on Dreemskerry Quarry which has recently been called in by the Council of Ministers. As such, they draw the Committee's attention to the proximity of the application site to the proposed quarry works.
The application proposes to cultivate an area of existing pasture into a managed habitat. Whilst the application does not seek to change the use of the land to form part of the residential curtilage in association with the applicant's property Rockside, by creating seating areas and walkways, the management of the land in the manner proposed would facilitate and encourage the formal use of the area in association with that property. In addition, the erection of a summer house in the location proposed would introduce features of a domestic scale into an otherwise agricultural or natural landscape, albeit one that is directly adjacent to a quarry. General Policy 2 (k) of the Isle of Man Strategic Plan states that "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development...k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;" The application site is located within an area zoned as High Landscape Value and Scenic Significance and is adjacent to an area zoned as an Area for Surface Mineral Working within the 1982 Development Plan Order, this being the current adopted plan for the area. Whilst the applicant may chose to sit in the area identified as "Meadow terrace", the erection of a Summer House in this area would formalise and encourage the use of this area for recreation and leisure. The proximity of such a leisure use it is considered, may prejudice the effective operation of the quarry, however, the quarry does not currently benefit from planning approval and a current application is yet to be determined.
It is considered that the impact of the erection of the summer house, Willow tunnel and steps would introduce a domesticated appearance to the area, in effect extending the residential curtilage of the adjacent property, and would adversely impact on the appearance of the site within the Area of High Landscape Value and Scenic Significance, and therefore be contrary to Environment Policy 2 of the Isle of Man Strategic Plan.
It is recommended that the application be refused.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Maughold Parish Commissioners Mr T O'Mahony, Director Done (IOM) Ltd, Unit 15E, Tromode Estate, Tromode Accordingly the following parties are not granted Interested Party Status: Mr A Jessop, Seacliffe, Port Soderick, Braddan
Recommended Decision: Refused
Date of Recommendation: 10.07.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. It is considered that the summer house, Willow tunnel and steps would introduce a domesticated appearance to the area, which would adversely impact on the appearance of the site within the Area of High Landscape Value and Scenic Significance in which the site is located, and therefore be contrary to Environment Policy 2 of the Isle of Man Strategic Plan.
Decision Made : Committee Meeting Date :
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