Planning Officer Report

Officer's Report

Application No.:	12/00052/B
Applicant:	Glenlough Camp Site Limited
Proposal:	Conversion of store building into recreation area/cafe
Site Address:	Glenlough Camp Site Ballahutchin Hill Union Mills Isle Of Man IM4 4AT
Case Officer:	Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site comprises Glenlough Campsite, which is located on the southern side of Peel Road (A1) shortly before Glen Vine, Marown.

The Proposal

1. The building is a stone building located in south eastern part of the application that was presumably originally used for agricultural purposes but contains shower room, washroom, toilet block, boiler room and storage space. The planning application proposes the conversion of a stone building into a recreation area/café space with integral kitchen. Externally the proposal involves the installation of bi-fold doors and two single doors into the side of the building and four rooflights within the roof.

Planning History

1. The use of the application site as campsite is historical, potentially pre-dating the planning system, and an established use. There have been previous planning applications approved for campsite related development (washrooms, camping pods, etc.).

1. There are two concurrent planning applications for the application site; one (12/00057/B) proposing an access track and motor home parking bays and one (12/00058/B) proposing alterations to form a new access.

Planning Policy

1. In terms of local plan policy, the application site is located within wider areas of land that are designated as i) open space and ii) high landscape value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application.

1. Environment Policy 1 states:

"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."

1. Environment Policy 2 states:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape

classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

1. 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; e) 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."

1. Business Policy 11 states:

"Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted."

1. Business Policy 14 states:

"Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12."

REPRESENTATIONS

1. Marown Parish Commissioners have no objections to the planning application.
2. The Department of Infrastructure Highways Division do not oppose the planning application.
3. The Manx Electricity Authority expresses an interest in the planning application. The subject of their comments relate to non-planning material considerations.
4. The owners and/or occupants of 1 River Walk, which is located approximately 2.5km south east of the application site, object to the planning application. The grounds for their objection can be summarised as opposition to anything that could increase the size of open air events held at Glenlough Campsite. They highlight noise nuisance from the Mannifest music festival that is held annually on the campsite.

ASSESSMENT

1. The proposed development relates to the overall use of the application site as a campsite. As stated earlier in this report the building in question is already part used for campsite related purposes. The conversion of remaining space into additional recreation area and café would compliment this and provide additional facilities for the established campsite. The external alterations to the building are relatively modest and do not unduly harm its character and appearance.
2. The impact of the proposal on public amenity is low given the existing use of the site, the extent of external alteration and the distance of the building from public viewpoints. Similarly, given the existing

use of the site and the distance of residential property it is considered that the impact on private amenity is acceptable. The proposal is not considered to have any impact in terms of highway safety.

1. In respect of the objection based on the proposal increasing the size of open air events held at Glenlough Campsite it considered that the proposal does not directly relate to the operate of events such as Mannifest music festival. Rather, the proposal provides relatively modest additional facilities to serve the overall running of the campsite, something that is entirely reasonable to do. It would not be reasonable refuse the planning application on the basis of the objection.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Marown Parish Commissioners

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division; The Manx Electricity Authority; and The owners and/or occupants of 1 River Walk.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 27.02.2012

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 1, 2, 4 and 5 date stamped the 17th January 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 27-2-12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager