Erection of a store building, canopy to existing shower building and a flag pole
Site Address:
Mullin Y Carty Camp Site
Foxdale Road
Ballasalla
Isle Of Man
Officer's Report
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT IS CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR APPROVAL
The Application Site
The application site is the curtilage of Mullin Y Carty Camp Site, Foxdale Road, Ballasalla which is a parcel of land 1.5 acres in size, located to the western side of the Foxdale Road and northwest of Silverdale Glen. Access to the site is via an existing entrance and track which runs for approximately 100 metres from the entrance in a north-westerly direction to the camping area.
The site is characterised by mature woodland, especially along the boundaries of the site. The site is split into three levels, each level comprises grassed areas, varying in size. The upper area currently accommodates a toilet and shower block connected with the use of the site. This area also accommodates a camping area. The middle level runs level with the access lane and is the smallest section of grassed area. The lower level is the largest area and contains a single storey stone building which is in a ruined state. This area also accommodates the largest area for camping. The Silver Burn River runs along the north and eastern boundaries of the site.
Proposal
The application seeks approval for erection of a store building, a canopy to existing shower building and a flag pole. The proposed building would be partially single and two storeys due to the levels of the site. The proposal would have a maximum width of 11.7 metres, a depth of 7 metres and a maximum ridge height of 7.3 metres (two storey aspect – single storey 4.6 metres). The building is a portal steel framed building finished with light green corrugated steel sheeting. The proposal would be sited 9 metres to the north of the existing shower/toilet block.
The applicant indicates that the site has traditionally been a camp site and in recent years was managed by 1st Marown Scout Group who approximately ten years ago built the shower block. The site is now owned and operated by the Isle of Man Scout Association who wished to undertake the proposed works. Currently, the Scout Group headquarters is at Cunningham House in Murray’s Road, Douglas. The Group requires a more suitable place to store equipment (kayaks, tents, marquees cooking equipment and ropes, etc). Cunningham
Case Officer:
Mr Chris Balmer
Photo Taken:
14.06.2012
Site Visit:
14.06.2012
Expected Decision Level:
Planning Committee
House, being a four storey terraced house is not suitable for the storage of such equipment and in the past the equipment was stored in a farmer's barn but this was not suitable given hygiene standards and vermin problems. In recent times the equipment has been stored at 6th Douglas Scout Headquarters in Allan Street in Douglas since the 6th Douglas is no longer an active scout group and the building was redundant. The Allan Street Headquarters is not suitable for storing equipment since parking outside the property is very difficult given there is parking one side of the street only and these parks are usually occupied by residents. Also it is not possible to store kayaks within this building. The Allan Street property is currently for sale.
The proposed building takes advantage of the split level of the site by using the lower part of the building (same level as access) for the kayak store to gain easy access from the Foxdale Road. The upper store will be a general store for tents and more portable equipment. The applicants did consider the building being on the existing footprint of the ruined building; however, this lower part of the site is not accessible by vehicle.
Due to the new building being in close proximity of the existing shower/toilet block no sanitary services are required in this new building.
The proposed flag pole would be positioned 5 metres to the north of the existing shower/toilet block.
The submission also proposed the erection of a single storey canopy to the northeast elevation of the shower/toilet block. The proposal would be a lean-to roof structure with a front projection of 3 metres, a width of 6.5 metres and a maximum height of 2.3 metres.
Planning Policy
The application site is within an area recognised as being an area of 'Woodland', open space not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
"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, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; 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 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."
"Environment Policy 2: 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."
Planning History
The following previous planning application is considered relevant in the assessment and determination of this application:-
Erection of toilet block - 97/00578/B - APPROVED
Representations
Malew Parish Commissioners have no objection to the proposal.
The Department of Environment, Food and Agriculture (Fisheries Division) initially raised concerns regarding this application due to the proximity of the nearby river and required an application to the Fisheries Division be undertaken. The applicant has since done this and the Fisheries Division have no objection to the proposal.
Assessment
The site is not designated for development and as such, the proposal would be contrary to the provisions of the Development Plan. It is also relevant that camping facilities are generally on land which is not designated for development and there are no sites which are designated for camp sites or tourism where a camp site could be accommodated. Glen Wyllin for example is within an area designated as Forestry Board Glen, Glen Lough in Marown is on land designated as Open Space and High Landscape Value and Scenic Significance and the only camp site on the Island which is on land designated for camping is at Peel within the town boundary.
An aspect of the submission is whether the proposed building would have a significant impact upon the visual amenities of the countryside, which is regard as being of high landscape value. Visually, a vantage point from where one may see the site would be from Athol Bridge along the Foxdale Road which is just northeast of the entrance to the site. Due to the number of mature trees between the site and the highway and further landscaping (sod banks/hedgerows) the visibility of the site is limited. Limited aspects of the single store stone ruined building can be seen from Athol Bridge, but the existing shower/toilet block is well screened from the Foxdale Road.
The site visit was undertaken when the foliage of the trees was substantial (June), therefore during the winter periods the site/structures would likely be more apparent. However, given the large amount and density of trees/landscaping within and around the site, any structures on the site would not be overly apparent from the Foxdale Road. The best view of the building would be obtained by the public footpath which runs from the Foxdale Road along the access track of the site and through the site in a northerly direction,
continuing to the Grenaby Crossroads. The proposal would be very apparent when walking along the access track to the area of the building and then walking directly past the building within a few metres. Consequently, from this aspect the proposal would be very apparent to members of the public. However, it could be argued, that given the site is a well established campsite for the scouts; it is not unreasonable to consider that such campsites can have built development in association with the campsite. Therefore when walking along the footpath through the site the appearance of the proposed building would not be totally out of keeping with the site, given its established long standing use.
The application is finely balanced. Whilst the site is not designated for development, the site is an established camp site which has been used by Scouts for a number of years. The permission of a shower/toilet block over ten years ago supports this view. Whilst there is a presumption against development in the countryside, it is considered the proposed building in terms of its usage, size, design, finish and siting within a woodland area would result in an acceptable and appropriate level of development within this site and would not have a significant impact upon the character and quality of the landscape.
In terms of the impact upon nearby trees the applicant has undertaken a detailed tree survey which indicates the proposed building would be outside any canopy spread of the boundary trees which run along the northern boundary of the site. The submission does not require or propose to fell any trees on the site. The forestry Division has no objection to the proposal.
In terms of the proximity to the river, DEFA has now received a completed form relating to Development Within 8m of a Watercourse and raise no. The applicants highlighted that the building was more than 8 metres away (16 metres) from the Silver Burn River.
Recommendation
In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the development would be acceptable to the Isle of Man Strategic Plan (June 2007).
Party Status
It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Malew Parish Commissioners The Department of Environment, Food and Agriculture (Forestry Division & Fisheries)
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 23.07.2012 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 the erection of a store building, canopy to existing shower building and a flag pole as proposed in the submitted documents and drawing 73.1.12 REV A all received on the 5th June 2011 and 22nd June 2012.
C 3. The storage building hereby approved may only be used for the storage of equipment in associated with camping.
C 4. The storage building hereby approved is required to be coloured in an olive/dark green colour and retained and maintained thereafter.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ... Committee Meeting Date : ...
Signed : ... Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO
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