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Alterations and extension to existing building to provide toilet, cooking facilities and coffee shop for the participants of the Venture Centre and use of plantation for leisure purposes
Watertrough Park<br>Shoulder Road<br>Foxdale<br>Isle Of Man PA Reference 16/00277/B Prepared on behalf of the Planning Authority by Planning Officer: Miss S E Corlett, BSc Hons, MRTPI, Senior Planning Officer
1.1 The site is a piece of land on the north and east of the shoulder road (A36) linking the A3 Foxdale/Ballamodha Road with the Sloc/Round Table crossroads. The site is part of South Barrule Plantation which is split into two by the public highway. On the western and southern part of the road the plantation is used for the Ape Man outdoor recreation use as well as for cycling and walking. This is served by a formal public car park. The other side of the road has no formal or public car parking and accommodates a former covered reservoir and cleared area in which there is a small stone building. This part of the plantation is used for recreation in the form of simulated war games involving laser guns. The operator has also erected tents for the administration of this activity and there is informal car parking alongside. 1.2 The recreational use of the plantation at the scale at which it is operating on both sides of the road is something which does not wholly comply with the planning status of the plantation as woodland. The Department has discussed internally how this could be remedied and is in the process of promoting a series of Development Orders which allow for the recreational use of some of the Island's plantations and with a range of works which could be undertaken without planning approval - walkways, seats, picnic tables and the like which do not currently represent Permitted Development.
2.1 Proposed here are works to the stone building to convert it to a refreshment facility for those using Laser Mayhem as well as an extension to provide toilets. At present the only toilet facility in the area is a temporary facility provided in association with Ape Man however, DEFA is in discussion about a permanent building for toilet provision for the whole plantation, probably within the public car parking area on the south side of the road. This has yet to be the subject of a planning application. 2.2 The works to the stone building include the installation of five 550 by 780 mm rooflights in the roadside pitch of the existing building (the reference of GGL or GGA 3059-C02 cannot be identified on the Velux website - CCL3050CK02 is there and is a standard small centre pivot rooflight), the rendering over the side and rear of the building, the possible installation of a flue to serve the new wood burning stove in the building, the installation of a window behind the shutters on the front of the building and the extension of the building in rendered form with a toilet suitable for disabled users, a male and a female toilet and kitchen to the rear. This will be less wide than is the main building with the rear wall an extension of the existing building and with two rooflights in the roadside pitch. 2.3 Permission is also being sought to legitimise the recreational use of the plantation (the area edged in a thin red line on the local plan scaled at $1 / 2000$ ) and for the retention of tents which are on site and used in association with the Laser Mayhem operation as well as some boardwalk river crossings, steel storage containers, a parking space behind the building and the widening of the entrance to the south of the existing access. Much of this can be seen on site. Also proposed is the installation of a waste water treatment system.
3.1 The site is not designated for a particular purpose on the Area Plan for the South adopted in 2013 and on the draft Landscape Character Appraisal is within an area of Southern Uplands where the following guidance is provided:
Southern Uplands
(A2)
The overall strategy for the area is to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features.
Open and expansive panoramic views out to sea and over the southern portion of the Island. Distant views in some areas enclosed by the surrounding peaks.
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:
a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10)
b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11)
c) previously developed land which contains a significant amount of buildings; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment
d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependent development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry
g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and
h) buildings or works required for interpretation of the countryside, its wildlife or heritage".
Environment Policy 16 states "The use of existing rural buildings for new purposes such as tourist or small-scale industrial/commercial use may be permitted where:
a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation;
b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction;
c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character; d) there would not be unacceptable implications in terms of traffic generation; a)[sic] conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.
Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document."
4.1 There are no planning applications which have been submitted for this site. Planning approval was sought and granted for the creation of swings and slides on the land opposite which is now the Ape Man facility (PA 12/01590/B and 14/00725/B) and DEFA was granted approval for the extension of the car park (PA 13/91012/B).
5.1 Malew Parish Commissioners indicate that they have no objection to the application (07.04.16 and 02.06.16). 5.2 Department of Infrastructure Highway Services indicate that they do not oppose the application (05.04.16).
6.1 The issues in this case are whether the site is suitable in principle for recreational purposes and specifically if the works proposed - the alterations to the existing building and the erection or installation of new structures is visually and environmentally acceptable and finally, whether the proposal is acceptable in road safety terms. 6.2 The Strategic Plan, as well as the Department of Education and Children's Sport and Recreation Strategy 2014-2024 and the Department of Environment, Food and Agriculture in its information on the use of its own plantations (https://www.gov.im/categories/leisure-and-entertainment/recreation-on-hill-lands-and-in-plantations/) are at least accepting of recreation on the Island and at most clear in stating the social and physical benefits therefrom. The Department has further endorsed the recreational use of plantations through the approval of the Ape Man operation on the opposite side of the road (PAs 12/01590/B and 14/00725/B) along with its own current application for the creation of a mountain bike skills course elsewhere in South Barrule plantation (PA 16/00489/B - yet to be determined). These types of uses including the Laser Mayhem and the proposed future quad biking, DTV Shredder (a type of Segway with tank type tracked wheels) and riding area - usually rely upon the retention of the trees and the visual character of the plantations as such and as a result are considered a suitable and acceptable use of public land. The recreational use of the land is therefore considered acceptable. 6.3 The physical changes which are proposed have a greater impact - the changes to the building and the introduction of the tents and containers. In assessing the impact of this, it is important that the character of the area is considered. Whilst essentially still a plantation, South Barrule has a car park in which visitors are encouraged to park their vehicles whilst visiting the plantation, and the Ape Man apparatus is clearly visible to those passing the site. The Laser Mayhem operation focuses on army type structures - the tents and logos on vehicles none of
which are considered to be intrusive but which add to the character of the area as a place of congregation and recreation with the associated noise. 6.4 The changes to the building which have the greatest effect are the rendering over of the side and rear. It is perhaps unfortunate as a well maintained stone facade would be preferable but the existing building is not a particularly good example of well-maintained stonework and as such, the rendering over with a smooth sand-cement finish is likely to have little effect on what currently exists. The proposed lime washing of the front will change its appearance but retain the roughness of the stone but with a more effective external barrier to the weather. The building is modest as it is and the proposed addition to provide a kitchen and toilet facilities, is subordinate and appropriate in scale and detail. 6.5 Perhaps of greatest concern is the management of traffic within this small area. In discussions with Department of Infrastructure Highway Services it is clear that their preference is for people to park in the main car park and walk to both recreational sites in a safe manner off the carriageway. The access to Laser Mayhem is not ideal, even as approved and Department of Infrastructure Highway Services has indicated previously that they would prefer for minimal parking to be provided within the site and for people to walk to the site from the main car park. There is no car parking, other than one space behind the building, proposed in the application in accordance with this. 6.6 The piecemeal development of recreational facilities within the Island's plantations is less preferable than an overall plan but the use is undoubtedly of public benefit whilst not adversely affecting the plantations for their originally intended purpose. What is proposed here is, other than the works to the building, reversible, should the use no longer be desirable or operational and a condition requiring the removal of the tents and containers would ensure that nothing inappropriate is left behind should the current use cease. Indeed, there are no objections to the proposal. 6.7 As such, it is recommended that the application should be approved subject to conditions as referred to above.
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning \& Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. Should containers and tents referred to in the approved plans, no longer be required or used in association with the approved use of the site, they shall be removed within two months of the cessation of their use.
Reason: to preserve the visual amenities of the area. Plans on which recommendations have been based and upon which any approval should rely: This approval relates to two drawings both titled L-M/2/16 received on 24th May, 2016.
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