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23/00510/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 23/00510/B Applicant : Manx Wildlife Trust Proposal : Erection of open sided timber pavilion Site Address : Elfin Glen And Claghbane Woods Mountain Road Ramsey Isle Of Man
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.06.2023 __ Conditions and Notes for Approval
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.
-- Reasons for Approval;
The proposed development would be appropriate and therefore in accordance with Environment Policy 1 and General Policy 3 of the IOM Strategic Plan.
-- Plans/Drawings/Information;
This decision relates to drawings and information submitted on the 25th April 2023, referenced; Artist Impression Elevations Location Plan Site Plan
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Interested Person Status - Additional Persons
None
__ Officer’s Report
Statement prepared on behalf of DEFA Planning and Building Control By; Jason Singleton, Planning Officer
INTRODUCTION 1.1 The aim of this statement is to provide background information to the planning application, set out the relevant policies to consider in respect of the proposed development and make a recommendation.
1.2 The site is owned by the Department of Environment, Food and Agriculture which the Planning Authority is part of. As a result of this, the application must be considered by an Independent Inspector and the decision taken by the Council of Ministers under 10 (1) (b) of the Town and Country Planning (Development Procedure) (NO 2) Order 2013.
1.3 The Department has no other interest in the proposal.
THE APPLICATION SITE 2.1 The surrounding area is large woodland managed on owned by DEFA- Forestry that is situated to the west of Ramsey Hairpin of The A18. The woodland is referred to as Claughbane Plantation or Field 624668 which makes up 36.48 acres of sloped woodland.
PROPOSAL 3.1 The application seeks approval to construct an open sided timber pavilion, approx. 3.1m high to the ridge, 6.1m wide and 3.4m deep. The structure would feature timber uprights and a timber pitched roof using trees felled from the woodland as part of an ongoing thinning process. The siting of the proposal would be towards the north western corner of the woodland almost adjacent to the Ramsey Hairpin and the entrance to the woodland.
3.2 The agent notes; "The pavilion will contain interpretive panels that will enable more profound public engagement with the surrounding woodland". These panels will be attached to the structural frame in 'Dibond' Aluminium panels. They also note that while the pavilion will be built within a woodland, no trees in the surrounding area will be felled or lopped.
PLANNING HISTORY 4.1 17/00894/B - Creation of additional children's play provision and creation of/amendments to existing paths and access. Approved.
DEVELOPMENT PLAN POLICIES 5.1 In terms of land use designation the application site is zoned under the Isle of Man Development Plan Order 1982 as woodland.
5.2 General Policy 3: General Policy 3:
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of (in part):
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(f) building and engineering operations which are essential for the conduct of agriculture or forestry; (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
5.3 Environment Policy 1: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
5.4 The Strategic Plan also promotes health and wellbeing and the role which open space has to play in this including a "means of improving the health and fitness of the island's population" (paragraph 10.3.2).
REPRESENTATIONS 6.1 Highway Services and Garff commissioners do not object (18/05/23 & 24/05/23)
ASSESSMENT 7.1 From visiting the site and studying the plans the Planning Department would recommend that the key issue is the effect of the proposal on the character and appearance of the area.
7.2 The proposed scope of works would see an area of land alter from its current visual appearance of woodland clearing to a useable area for a timber pavilion that would allow for a degree of shelter and informative or educational area for members of the public and inadvertently act as a focal point to the woodland that would be complementary to the use and visitors experience.
7.3 The application site is set back from the road side frontage, and would be against a back drop and surrounding of trees. The proposed use is already seen and encouraged within the woodland area with the intricate paths.
7.4 The scheme is to further facilitate the use of the woodland as a recreational facility for the public which is in line with both DEFA's long term strategy to maximise recreational potential for the Forest Estate and the Sport and Recreation Strategy.
7.5 Accordingly, it is considered the proposed development would be appropriate and therefore in accordance with Environment Policy 1 and General Policy 3 of the IOM Strategic Plan.
CONDITIONS 8.1 If the Inspector is minded to recommend to the Council of Ministers that the application is approved, the Planning Authority would suggest that the following conditions are attached to the approval notice:-
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. __
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