**Document:** Officer Planning Report Recommendations **Application:** 07/00308/B — Improvement to farm and out building access and creation of a new vehicular access **Decision:** Permitted **Decision Date:** 2007-05-14 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/82448-kirk-michael-ballagawne-farm/documents/1490471 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Application Site The application site, Ballagawne Farm, Peel Road, Kirk Michael, is located on the northern side of the Peel Road. #### Planning 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; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Planning Scheme (Development Plan) Order 1982 ## Planning History Alterations and extensions to existing cottage to provide additional living accommodation - (07/00309/B) – Pending decision Formation of a new vehicular entrance onto highway off field no 234085 to serve converted farm outbuildings – (05/02071/B) – Refused on the following grounds:- No justification has been submitted to demonstrate the need for an alternative vehicular entrance. Furthermore, the proposal is an unwarranted intrusion into the countryside and undesirable given that the site can already be accessed from an existing entrance situated to the south of the site. Approval in principle for the proposed conversion of outbuildings to living accommodation – (04/01614/A) – Approved Approval in principle for the conversion of existing range of farm buildings to a dwelling, with new driveway and access – (04/00842/A) – Refused ## Proposal The application proposes alterations and extensions to existing cottage to provide additional living accommodation. ## Representations Highways Division do not oppose the application subject to the imposition of the following conditions:- The height of the boundary hedge must be reduced to afford adequate visibility. Upon construction of the proposed farm access, the existing farm access shall be permanently closed off. The Manx Electricity Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. We have received no privately written representations objecting to the application. ## Assessment / Recommendation Material Planning issues which need to be considered with this application include:- 1. Highway Safety; and 2. Impact upon the surrounding landscape. ### Highway Safety The reason for the application is that the existing access to the site is highly dangerous and view which is shared by the Department of Transport. I have visited the site and used the access to exit the site on two occasions. It was very evident that the visibility splays in each direction are very poor and make exiting the site extremely dangerous. As can be seen in photo 1, the first indication of a car is only a few metres away, which on a road which is a major road is not acceptable. Photo 2 also indicates how limited the visibility splays. It must be noted that the existing entrance cannot be significantly altered to improve the visibility splays as there is a site of a Burial Ground to the northeast of the existing access, which is protected and therefore prevents any development. The new proposal would provide access for a total of two existing dwellings and possible further dwelling/s, due to the previous approval in principle for the proposed conversion of outbuildings to living accommodation. For these reasons the application for a new access has been submitted and I consider on grounds of highway safety the justification is acceptable. ### Impact upon the surrounding landscape The proposal will involved the removal of part of the existing hedgerow which is not desirable, but will give acceptable visibility splays for the proposed new access. To lessen the impact of the proposed track the proposal includes to plant hedgerows along the entire length of the access track to screen the appearance from the highway. From the highway, the track will not be visible due to the proposed hedgerows and landscaping and because of the existing hedgerow which runs along the entire southern boundary of the site and highway. The application also proposes to removal the existing field access and replace with Manx hedging to match existing along the southern boundary. ### Comments Regarding the comments made by the DoT that the existing farm access should be closed upon construction of the proposed new access, I have discussed this as an option on site with the Applicant and the DoT, however the Applicant indicated that the existing access is used by farm vehicles and he does not wish for this access to be closed off. I consider accessing the site from this access is acceptable, but the major issue is with exiting the site. I consider that as existing the site from this existing access is very dangerous; users would use the proposed access to exist the site, rather than the existing entrance. I therefore consider the proposed condition by the DoT is not required. ### Recommendation Whilst the proposal would have a impact upon the landscape and particularly the new entrance, on balance I consider due to the significant highway safety risk of the existing access and due to the proposed hedgerows/landscaping which will soften the impact I am of the opinion that the proposal is acceptable and would be appropriate in these locations and therefore my recommendation is for an approval ### Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Michael Commissioners Highways Division ### Recommendation Recommended Decision: Permitted Date of Recommendation: 10.05.2007 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 06/2157/04 and 06/2157/05 all received on 16 February 2007. C 3. In the interests of road safety the height of the boundary hedge must be reduced to afford adequate visibility. C 4. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree, hedge or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the planning authority gives written consent to any variation N 1. There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site. Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6. 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 : 11/1/07 Signed : M. I. McCauley Director of Planning and Building Control 10 May 2007 07/00308/B Page 5 of 5 --- *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/82448-kirk-michael-ballagawne-farm/documents/1490471*