25 September 2008 · Director of Planning and Building Control (M. I. McCauley) under delegated authority per Article 3(13) of the Town and Country (Development Procedure) Order 2005
Field 314194, Ramsey Road, Peel, Isle Of Man, IM5 2af
The proposal involved changing a strip of land from Field 314194, extending from its south east corner adjoining the rear garden of 1 Knocksharry Cottages on Ramsey Road, Peel, from agricultural to residential use to provide additional garden space for a shed and children's play area.
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The officer noted the site is in countryside of High Landscape Value per the Strategic Plan, where protection is paramount under ENV1 and ENV2.
Environment Policy 1
Requires protection of countryside (land outside settlements or non-designated for development) unless overriding national need with no alternative. Officer assessed the strip in countryside adjoining residential curtilage; proposal adversely affects it without national need or alternative, failing the policy.
Environment Policy 2
Uses High Landscape Value (AHLV) classification; protects landscape character unless no harm or essential location. Site in AHLV; change to garden harms character/quality, not essential, failing both exceptions.
Do not oppose
Multiple representations on planning application 08/01293/C include objections from local residents citing landscape policy violations, no opposition from Highways Division, a standard utilities notice from Manx Electricity Authority, and requests for more information from German Parish Commissioners.
Key concern: high landscape value countryside protection per Strategic Plan policies
Dr Colin R Barber
ObjectionThe countryside and its ecology will be protected for its own sake.; Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.; If this proposal is accepted then I do not understand the relationship between planning and the Strategic Plan.
Andrew Jessopp
ObjectionThere appears to be no explanation why this strip of land, somewhat detached from any dwelling, should be rezoned for residential use. I believe the application should be refused.
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
Conditions requested: condition of planning be that the applicant must contact the Authority; contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Highways Division
No ObjectionDo not oppose
German Parish Commissioners
No Commentdefer this application in order that they have the opportunity to comment.
German Parish Commissioners
No CommentMy Commissioners would like to have the residential use qualified before commenting on this application. The applicant should provide more detail as to the proposed use of the land.
Conditions requested: residential use qualified; applicant should provide more detail as to the proposed use of the land
