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The application site represents Field 221335, Ballamoar Farm, Glen Road, Ballaugh. The site is situated to the east of Glen Road with an existing field access in its southern corner.
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:
General Policy 3, which states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Environmental Policy 1, which states: "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."
Environmental Policy 2, which states: "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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
This application seeks retrospective planning approval for the siting of three portacabins and the use of the field as a campsite. The retrospective works include 4 electrical hook-ups to serve motorhomes and these should be considered as part of this application.
The following previous planning applications are considered relevant in the assessment and determination of this application:
PA07/01959/B sought approval for the erection of an agricultural workers dwelling, Field 221337 Ballamoar Lane. This was refused with the reason for refusal stating: "The proposed agricultural worker's dwelling would not be sited so as to immediately adjoin the main group of farm buildings or a group of farm buildings associated with that farm and as such would fail to comply with the provisions of Housing Policy 10 of the Isle of Man Strategic Plan."
PA08/00547/R sought retrospective planning permission for the change of use of animal shelter to stables, Field 224308, Ballamoar Farm. This application was approved with conditions attached.
PA08/00548/R sought retrospective planning permission for the creation of a manege area, Ballamoar Farm. This was approved with conditions attached.
PA08/01547/B is a current planning application which follows on from the refused application PA07/01959/B. This application is currently pending consideration and is awaiting additional information to be submitted.
The Department of Transport Highways Division does not object to this application subject to conditions being attached to any subsequent approval.
The Department of Transport Drainage Division does not object to this application subject to conditions.
Ballaugh Parish Commissioners do not object to this application. The Isle of Man Fire and Rescue Service does not object to this application. The owner/occupier of Ballamoar House, Ballamoar Lane, Ballaugh objects to this application stating that the land is zoned as being High Landscape or Coastal Value and Scenic Significance and as such is not zoned for development. The portacabins are described as being visually damaging. The need for the campsite is also questioned.
The owners/occupiers of Mona House, Ballaugh Glen Road, Ballaugh object to this application. Their reasons for objecting may be summarised as concerns that the land is zoned as being of High Landscape or Coastal Value and Scenic Significance and as such is not zoned for development. The impact of the development upon the area is raised as is the need for the campsite.
The owner/occupier of Seacliffe, Old Castletown Road, Ballaveare, Braddan has commented on this application stating that whilst the land is not designated for development he does not object to the principle. The cabins are not considered to be attractive but screening is advocated to mitigate this.
The main issues to be considered in the assessment of this application are the impact of the proposed development and use of the site and the traffic implications of the proposal.
As a starting point in the assessment of this application, it is necessary to set out the policies aimed at protecting the Manx countryside and in particular, areas of High Landscape or Coastal Value and Scenic Significance. It is important that the openness of the countryside is not detrimentally affected by inappropriate development. Environmental Policy 1 therefore sets out that the countryside will be protected for its own sake. Environmental Policy 2 further reinforces this stating that development in areas recognised as being of High Landscape or Coastal Value and Scenic Significance will not be
permitted unless it can be shown that such development would not harm the character and quality of the landscape or the location for the development is essential.
This retrospective proposal introduces 3 portacabins into the site. These are sited relatively close together although they are not near to any existing development and as such are isolated. The cabins are partially screened by existing planting from the Glen Road however from the north the structures are visible, albeit at some distance. It remains however that the portacabins would have an adverse impact upon the openness of the field and appear as incongruous features of this rural area identified as being of High Landscape or Coastal Value and Scenic Significance.
Use of the site as a campsite would also result in impacts upon the site and surrounding area. In order to achieve an acceptable vehicular access from the Glen Road to the requirements set out by the Department of Transport Highways Division, the access would have to be altered to allow visibility splays of 2.4 m by 23 m and a section of hard standing would have to be created extending 10 m from the highway into the field. Furthermore, the parking of motorhomes within the field would result in an additional impact upon the openness of the field.
Whilst the diversification of Manx farms is recognised to be a method of securing additional income which can benefit the rural economy, the protection of the countryside, and in particular areas recognised as being of High Landscape or Coastal Value and Scenic Significance, is considered to be the most pertinent consideration. The proposed development already results in an adverse impact upon the site and the surrounding area through the introduction of inappropriate clutter in the form of portacabins. This would be added to through the introduction of motorhomes and vehicles and alterations to the existing access, to the detriment of the openness and rural character of the surrounding area.
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:
The Department of Transport Highways Division. The Department of Transport Drainage Division . Ballaugh Parish Commissioners. Accordingly the following parties are not granted Interested Party Status: The Isle of Man Fire and Rescue Service. The owner/occupier of Ballamoar House, Ballamoar Lane, Ballaugh The owners/occupiers of Mona House, Ballaugh Glen Road, Ballaugh The owner/occupier of Seacliffe, Old Castletown Road, Ballaveare, Braddan
Recommended Decision: Refused
Date of Recommendation: 16.10.2008 16 October 2008 08/01242/R
The siting of portacabins within the site represents an inappropriate development within an area of High Landscape Value and Scenic Significance which is having a detrimental effect on the openness of the countryside contrary to Environmental Policy 1 and 2. Furthermore, the introduction of motorhomes into the site would act to increase the impact of the proposed development, and consequently, would add to the adverse affect of the existing development upon the surrounding area.
The alterations to the existing access required to satisfy the standards of the Department of Transport Highways Division would detrimentally affect the site and surrounding area.
On the decision notice becoming final, this matter shall be referred to the Planning Enforcement Officer.
Decision Made : Committee Meeting Date :
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