**Document:** Officer Planning Report Recommendations **Application:** 06/01617/B — Construction of a vehicular access and new road to serve **Decision:** Permitted **Decision Date:** 2006-12-22 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81514-ballaugh-glaicke-barn/documents/1478860 --- # Officer Planning Report Recommendations **Application No.:** 06/01617/B **Applicant:** Mr & Mrs Morris **Proposal:** Construction of a vehicular access and new road to serve **Site Address:** Glaicke Barn Glen Road Ballaugh Isle Of Man IM7 5JG ### Considerations Case Officer: Mr Chris Balmer **Site Visit:** 16/11/06 **Expected Decision Level:** Delegation ### Written Representations ### Consultations Consulttee: Drainage Division Notes: Consulttee: Highways Division Notes: Do not oppose Consulttee: Ballaugh Parish Commissioners Notes: Consulttee: Chief Fire Officer Notes: Consulttee: S.P.M.C. & E. Notes: Consulttee: Inland Fisheries Development Manager Notes: Consulttee: Wildlife & Conservation Officer Notes: ## Officer's Report ### Site The dwelling Glaicke Barn, Glen Road, Ballaugh, is a two storey detached property, located on the western side of the Glen Road and south of Ballaugh Village. ### Land Use Zoning / Policy The application site is within an area recognised as being an area of white land not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, the site is however within an area zoned as high landscape value. ### Planning History Retention of and completion of works to convert existing barn and outbuildings into a dwelling house and ancillary accommodation, and erection of a two storey extension to barn (06/01077/R) – Barn, The Glaicke, Glen Road, Ballaugh – approved. ### Proposal The application proposes the construction of a vehicular access and new road to serve Glaicke Barn. The proposed gravelled driveway would access on the Glen Road. The proposed entrance would have a width of 5 metres and would be finished in Manx dry stone with decorative iron gates. ### Representations Ballaugh Parish Commissioners:- No objections Highways Division do not oppose Drainage Division no objection in principle subject to the following conditions:- The applicant is advised that under section 35 of the Land Drainage Act 1934, permission is required from the Department of Transport for any work carried out on any watercourses throughout the Island. It is strongly recommended that the applicant contact the Drainage Division before work commences on site to discuss the proposed work on the riverbanks. Chief Fire Officer:- Prior to the commencement of any works the applicant is advised to consult with the Fire Service with regard to the provision of the hydrants and access for the appliances. S.P.M.C. & E:- The Society is very concerned about the rooting-up of the countryside to provide new access tracks (c/f Mount Karrin). Permission for barn conversions carry with them the commitment to improve the amenities of the countryside, not destroy or harm it. See paragraph 2, Circular 3/89. This seems an un-necessarily long divisional route and we are horrified by it. It should be refused unless a much shorter solution can be found. On plan there appears to be several alternatives. Otherwise when conversion was planned, the developers must have known that it involved shared access and they will have to put up with it. Inland Fisheries Development Manager:- The proposed new access road will cross the Ballaugh stream. The applicant must ensure the appropriate pollution measures are in place to minimise the risk of sediment or siltation entering the watercourse, which may cause damage to the in stream fish habitat. Any disturbance to the river banks during construction works must be minimal and sufficiently re-instated once work is completed. To protection the spawning and juvenile brown trout populations, there must be no in-river works take place between the months of October to June inclusive. The applicant is advised to contact the Inland Fisheries Section for further advice and guidance before river works commence. ### Wildlife & Conservation Officer:- This application involves bridging a stretch of river for which we have records of Japanese Knotweed. Any works where this plant occurs or close to a colony of this plant should be done in such a way as to ensure that it is not spread any further, which could otherwise constitute an offence under the Wildlife Act 1990. Ideally, the plant would be eradicated from the area. I attach a fact sheet on dealing with this plant which I am also sending to the applicant. If the Planning Committee is minded to provide consent, I recommend the following condition: A check must be made for the presence of Japanese Knotweed at and within 7m of the proposed works. If this plant is found, a plan for dealing with it should be agreed by the Planning Committee and the Department of Agriculture, Fisheries and Forestry before any works are undertaken on site. We have received no privately written representations objecting to the application. ### Assessment / recommendation The existing access located next to "The Glaicke" is shared with the occupiers/residents of "The Glaicke" and owner of Glaicke Barn and also acts as a access for a farmer who owners the surrounding fields. For the residents of Glaicke Barn access to their property involves the crossing of a Ford. The proposed access submitted within this application is hoped to provide a safer access for themselves as well as the farmer. Also due to the Ford, in certain times they are unable to cross, due to the high waters, this scheme will counter this problem. I have asked the applicants (14/12/06) regarding the possibility of making alterations to the existing access, however they do not own both sides of the river bank and therefore it is not possible. The reason for the significant length of the driveway is due to the ownership of site and proposed location is the closest point available. Regarding the impact of the driveway, because of a 2 metre high hedgerow which runs along the length of western side of Glen Road, any driveway would be screened. Of course the entrance will result in the loss of some hedgerow, but I consider the impact would be minimum. The design of the entrance would match a number of similar entrances along the Glen Road and therefore I consider the proposal to be acceptable. The impact to the river, riverbank and habitats due to the proposed bridge can be controlled through conditions. For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Ballaugh Parish Commissioners Department of Transport Highways Division Drainage Division Inland Fisheries Development Manager Wildlife & Conservation Officer I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: The IOM Water Authority Chief Fire Officer S.P.M.C. & E ### Recommendation Recommended Decision: Permitted Date of Recommendation: 14.12.2006 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the submitted documents and drawings 06/75/01, 01617/1 and 01617/2 all received on 21st September 2006. C 3. The applicant is advised that under section 35 of the Land Drainage Act 1934, permission is required from the Department of Transport for any work carried out on any watercourses throughout the Island. It is strongly recommended that the applicant contact the Drainage Division before work commences on site to discuss the proposed work on the riverbanks. C 4. The applicant must ensure the appropriate pollution measures are in place to minimise the risk of sediment or siltation entering the watercourse, which may cause damage to the in stream fish habitat. Any disturbance to the river banks during construction works must be minimal and sufficiently re-instated once work is completed. To protection the spawning and juvenile brown trout populations, there must be no in-river works take place between the months of October to June inclusive. The applicant is advised to contact the Inland Fisheries Section for further advice and guidance before river works commence. C 5. A check must be made for the presence of Japanese Knotweed at and within 7m of the proposed works. If this plant is found, a plan for dealing with it should be agreed by the Planning Committee and the Department of Agriculture, Fisheries and Forestry before any works are undertaken on site. N 1. Prior to the commencement of any works the applicant is advised to consult with the Fire Service with regard to the provision of the hydrants and access for the appliances. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : 18/12/06 Signed : M. I. McCauley Director of Planning and Building Control --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/81514-ballaugh-glaicke-barn/documents/1478860*