30 September 2008 · Planning Committee
Ballakaighen Farm Whitebridge Road Onchan Isle Of Man IM4 6ad
The proposal sought to change two fields from agricultural to recreational use for activities like laser clay pigeon shooting and children's go-kart track, and to site a portacabin on the site in rural Onchan. The site is part of Ballakaighen Farm, already partly used for leisure activities like Laserblast.
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The officer assessed the proposal in two parts: the change of use and the portacabin. The change of use was contrary to the Onchan Local Plan Order 2000 designating the land as open space and Environm…
Environment Policy 1
Protects countryside (land outside settlements or not zoned for development) for its own sake; development adversely affecting it not permitted without overriding national need and no alternative. Officer found change of use and portacabin adversely affect countryside protection without justification or exception met.
General Policy 3
Prohibits development outside zoned areas except specific cases (e.g. agricultural housing, redundant building conversions, essential operations). Portacabin was new development not fitting exceptions; no overriding need demonstrated for recreational expansion.
No objection
Highways Division opposes due to insufficient information on proposed usage; a local resident objects strongly citing noise, visual impact, and green belt concerns; Andrew Jessopp supports with a condition for screening.
Key concern: insufficient information to evaluate the application as no detailed information on the proposed usage is provided
Highways Division
ObjectionThere is insufficient information to evaluate the application as no detailed information on the proposed usage is provided.
Sunnyside Resident
ObjectionThe portacabin (which is already in situ, extremely unsightly, and is in full vision of my property); the last car at one of them left at 12.40 am ., the noise level of the traffic and music was unacceptable; This after all is a green belt area, and should remain in keeping and sympathetic to its origins
Andrew Jessopp
Conditional No ObjectionThe planners have previously allowed recreational use to become established on part of this farm, therefore the principle has already been established; The applicant is providing a clearly acknowledged need for leisure and recreational pursuits - particularly those that can be conducted indoors during inclement weather; Whilst accepting the site is not zoned per se for recreational/tourist uses it could be argued that GP3 (g) comes into play; If approval is granted for the portacabin, then a condition should be included to provide for appropriate screening from public viewpoints
Conditions requested: condition should be included to provide for appropriate screening from public viewpoints
The original application (06/00866/B) for converting a disused sludge pit to a remote-controlled boat pool and erecting a large steel-framed building for indoor go-karting was refused by the planning authority, citing countryside protection, visual impact, traffic safety, and noise concerns. The appellant argued for farm diversification, minimal visual/noise/traffic impacts, and public need for leisure facilities. The inspector found the countryside protection principle legitimate, noted visual harm from the prominent building, inadequate noise evidence, and pedestrian safety risks on the A2, recommending dismissal. The Minister accepted the recommendation, dismissing the appeal for lack of acoustic and highway details, but without prejudice to resubmission with more information.
Precedent Value
Demonstrates strict countryside protection prioritised over diversification for new buildings; applicants must provide detailed technical evidence on noise/traffic impacts, especially where DoT objects; resubmissions with mitigation explicitly encouraged.
Inspector: Michael Hurley
