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The application site represents the area demarcated in res on the site location plan which encompasses the Glen Wyllin Trout Hatchery, Shore Road, Kirk Michael. The site is situated on the northern side of Glen Wyllin towards the shore.
The application site is located within an area identified as by the Kirk Michael Local Plan as "Trout Farm" and Policy 6.3 relates specifically to the site. The policy states: "If extension to the trout farm is envisaged then this should be supported. Additional development must however conform to a high standard of design and will be required to incorporate appropriate landscape proposals."
Environmental Policy 35, which states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
The following previous planning applications are considered relevant in the assessment and determination of this application: PA 85/01018/B sought approval for the erection of security fencing around the ponds. This was permitted. PA 87/04520/B sought approval to install fish rearing tanks and a surrounding larch lap fence. This was approved. PA 89/01824/B sought approval for engineering works to control river erosion. This was permitted.
The Department of Transport Highways Division has not commented on this application. Michael Commissioners have made no decision on this application. They have requested specific dimensions of the building (although the drawings are to scale, and as such, the dimensions of the building can be ascertained), they have indicated that the site plan is inaccurate as it includes land not owned by the applicant. The Commissioners also indicate that the incorrect Conservation Area map has been submitted and raise concerns in relation to the discharge of effluent.
The Manx Electricity Authority has commented on this application in relation to Building Control issues.
The Isle of Man Fire and Rescue Service has commented on this application in relation to Building Control issues.
Manx National Heritage has commented on this application in relation to the Conservation Area setting, landscaping and the discharge of effluent.
We have received no privately written representations in relation to this planning application.
This application seeks approval for the erection of a fish hatchery building. The building would be located approximately 30 metres from the boundary with Shore Road and towards the centre of the site. The building would measure approximately 25.5 metres by 15 metres with a maximum ridge height of 4.8 metres and would be finished in dark green profiled metal cladding over a block wall.
Internally the building would provide a large area to house a control room, recirculation unit and other plant involved in the workings of the hatchery. A separate office, drying room, workshop, staffroom and store room would be provided within the building.
It is proposed to implement a scheme of landscaping which would essentially consist of further tree planting to the southern boundary to provide screening. The applicant has consulted with the Department of Agriculture Fisheries and Forestry in relation to suitable species for the site and required screening.
The hatchery is to use a re-circulating system to reduce the amount of effluent currently discharged into the river.
The main issues to be considered in the assessment of this application are the visual impact of the building, particularly with regards to the Conservation Area setting, and the impact of the proposed development on the discharge of effluent into the watercourse.
In terms of visual impact, the site is within the Glen Wyllin Conservation Area and as such it is required that any development adequately protects the character and appearance of the surrounding area. The proposed building has been sited so as to cause minimum visual impact upon the landscape and the materials proposed would assist in reducing the prominence of the structure. The building would be constructed to a design and from materials appropriate to its intended use.
The need to protect the appearance of the area must be balanced against the commercial benefits that improving the Trout Farm would bring. Policy 6.3 of the Kirk Michael Local Plan advocates expansion and improvement where this is carried out sensitively and at a scale that is not detrimental to the Glen Wyllin Conservation Area. Whilst the building is of a large scale, it is considered that its siting, coupled with the proposed screening measures would sufficiently reduce the impact of the building and would adequately protect the appearance of the Conservation Area.
In terms of the discharge of effluent, it is stated by the applicant that the use of a re-circulation system will result in an improvement over the existing situation. Dr P Styles, Environmental Protection Officer (Water) of the Environmental Protection Unit has commented that, having visited the site and discussed the issue of water pollution, the new system would represent an improvement as the existing discharged water which runs off the cliff would be collected and re-circulated through the plant with excess being discharged into the stream which would improve the low flow situation within the watercourse. It is therefore considered that the proposal would result in an environmental improvement.
In relation to the issues raised by Kirk Michael Commissioners, the submitted site plan and location plan correctly identify the site as being within Glen Wyllin. Whilst the wrong Conservation Area map was submitted by the applicant, it is considered that as the site plans are correct, the application is valid. The application has been assessed by the Planning Authority as being within the Glen Wyllin Conservation Area.
In terms of concerns raised in relation to the site boundary, whilst the red line may have been drawn to show land not in the ownership of the applicant, the demarcated site does encompass the trout farm and as such the site boundary is acceptable. Land ownership is not a material planning consideration.
It is recommended that the application be approved.
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:
The Department of Transport Highways Division. Michael Commissioners. Accordingly the following parties are not granted Interested Party Status: The Manx Electricity Authority. The Isle of Man Fire and Rescue Service. Manx National Heritage.
Recommended Decision: Permitted
Date of Recommendation: 31.07.2008
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
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 and Correspondence submitted and date stamped 29th May 2008 and Supporting Landscaping Plan and Letter submitted and date stamped 7th August 2008.
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.
C 4. The approved building may be used only as a trout hatchery in association with Glen Wyllin Trout Farm.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made: Permitted Date: ............................................... Signed: ...............................................
M. I. McCauley Director of Planning and Building Control
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