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Application No.: 22/00840/B Applicant: Ms Clarissa Beadman Proposal: Drill a borehole to test for a viable potable water supply to replace existing shallow spring Site Address: Field 324404 Braaid Farm Top Road Crosby Isle Of Man IM4 4HJ Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.11.2022
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
The proposed development is considered to be highly minimal in nature and necessary to provide a reliable and controllable water source for the farm. The proposals are not considered to result in a material impact upon the character and appearance of the wider landscape, and are therefore acceptable in compliance with General Policy 2 of the Strategic Plan (2016).
This approval relates to drawings referenced; 289/001 & 289/002, and the submitted planning letter, all received 13.07.22. _______________________________________________________________
None. _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site comprises a very small section of Field 324404, which forms part of the wider agricultural holding associated with Braaid Farm, approximately 1.2 miles to the north of the centre of Crosby. Whilst the application forms states that the existing and proposed use of the site is 'residential', the site area to which this application relates would appear to fall outside of the residential curtilage associated with the farmhouse of Braaid Farm and within an adjacent agricultural field.
2.0 THE PROPOSAL - 2.1 Permission is sought to drill a borehole to test whether a viable portable water supply is available to replace an existing shallow spring which currently provides water for Braaid Farm. Should a viable and portable water source be present, it is proposed that a small cylindrical borehole head (1.2m high with a diameter of 0.9m) will be placed over the drill hole. Likewise, it is understood that calculations would be undertaken to size a storage tank to act as an attenuation between water supply and demand.
3.0 PLANNING HISTORY - 3.1 None of relevance.
4.0 PLANNING POLICY - 4.1 The site lies within an area not zoned for development within the Area Plan for the East and falls within the open countryside. - 4.2 General Policy 2 of the Strategic Plan (2016) requires development, amongst other things, to be of a suitable design so as to respect the site and its surroundings, whilst not adversely affecting the character of the surrounding landscape or townscape. - 4.3 General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate area plan, aside from a number of exceptions. One of the exception (e) to the presumption against development in the countryside are proposals which would be 'location-dependent in connection with the working of minerals or the provision of necessary services'.
5.0 REPRESENTATIONS - 5.1 Marown Parish Commissioners - no objection (22.08.22) - 5.2 Manx Utilities Authority - no comments to make (11.11.22) - 5.3 Highways Services - no highways interest (22.07.22)
6.0 ASSESSMENT - 6.1 Whilst it is questionable whether the proposals would fit within exception (e) of General Policy 3, such works are considered to be highly minimal in nature and necessary to provide the farm with a more reliable and controllable water source. The extent of above ground development, i.e. the borehole head, would be effectively de minimis given its minimal protrusion above ground-level and diameter, and therefore unlikely to result in any material visual impact upon wider landscape character. - 6.2 Manx Utilities Authority have also confirmed they have no comments to make on the application, and therefore no concerns are raised from a drainage standpoint.
7.0 CONCLUSION - 7.1 The proposed development is considered to be highly minimal in nature and necessary to provide a reliable and controllable water source for the farm. The proposals are not
considered to result in a material impact upon the character and appearance of the wider landscape, and are therefore acceptable in compliance with General Policy 2 of the Strategic Plan (2016). The proposals are therefore recommended for approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 14.11.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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