13 August 2008 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Glen Wyllin Trout Hatchery, Shore Road, Kirk Michael, Isle Of Man, IM6 1ha
The proposal involves constructing a new fish hatchery building measuring approximately 25.5m x 15m with a maximum ridge height of 4.8m, finished in dark green profiled metal cladding over block walls, including internal spaces for control room, office, workshop and recirculation plant to improve trout egg incubation.
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The officer assessed visual impact in the Conservation Area, noting the building sited to cause 'minimum visual impact upon the landscape', with materials 'appropriate to its intended use' and propose…
Kirk Michael Local Plan Policy 6.3 (Trout Farm)
Policy supports extension to trout farm if to high standard of design and incorporates appropriate landscape proposals. Officer assessed proposal complies due to sensitive siting, appropriate materials for agricultural use, and tree planting screening, despite large scale, as not detrimental to Conservation Area.
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character and protect special features. Assessed as met through minimum visual impact siting, dark green materials reducing prominence, and screening, protecting Glen Wyllin character.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of a fish hatchery building, Glen Wyllin Trout Hatchery, Shore Road, Kirk Michael as shown by the plans and information 719/C100, 719/C101, 719PL001, Photosheets ×4 and Correspondence submitted and date stamped 20th May 2008 and Supporting Landscaping Plan and Letter submitted and date stamped 7th August 2008.
Landscaping scheme
All planting, comprised in the approved details of landscaping must be carried out no later than the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Use restriction
The approved building may be used only as a trout hatchery in association with Glen Wyllin Trout Farm.
No objection provided Department satisfied mitigation lessens visual impact on Conservation Area and water quality measures sufficient
No objection; proposals represent improvement to water pollution as discharge collected and recirculated, improving low flow situation
Mixed responses from consultees: Manx Electricity Authority requests standard conditions for utilities; Manx National Heritage and Environmental Protection have no objection with noted mitigations; Michael Commissioners withhold decision due to plan errors; Fire Service recommends consultation.
Key concern: too many errors and omissions in the plans
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application; a condition of planning be that the applicant must contact the Authority
Conditions requested: applicant must contact the Authority; Contact our Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766), before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Manx National Heritage
Conditional No ObjectionManx National Heritage has no objection to this application, provided the Department of Local Government and the Environment is satisfied that the mitigation proposed will lessen sufficiently any undesirable visual impact on the public amenity of Glen Wyllin; the proposed new building should therefore be sensitively located
Conditions requested: Department of Local Government and the Environment is satisfied that the mitigation proposed will lessen sufficiently any undesirable visual impact; methods to be used are considered sufficient to protect water quality, watercourses and drainage through the area
Environmental Protection
No ObjectionThe proposals as regards water pollution interests represent an improvement as existing discharge water (which goes over the cliff edge) would be collected and recirculated through the plant with excess being discharged to the stream which would help improve the low flow situation experienced therein. So no objection.
Michael Commissioners
No CommentThe Commissioners feel there are too many errors and omissions in the plans for them to make a judgement on this application.; NO DECISION
Isle of Man Fire and Rescue Service
Recommend that the Applicant Consults with Fire Safety to discuss general Fire Precautions and Access for Fire Appliances
Conditions requested: Recommend that the Applicant Consults with Fire Safety to discuss general Fire Precautions and Access for Fire Appliances
