20 August 2024 · Delegated - Principal Planner (Chris Balmer)
Ballahowin, Orrisdale, Kirk Michael, Isle Of Man, IM6 2hp
The proposal involved a mobile structure measuring 6.6m x 3.6m with a ridge height of 3m, finished in feathered edge cladding and curved metal roofing, to provide living/bedroom space and a shower for family/guest and homestay tourist use.
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The officer concluded that there is a general presumption against new buildings or structures, including mobile ones, for tourist or residential use in the countryside under General Policy 3, as the p…
General Policy 3
Requires exceptional circumstances for new development in countryside, such as reuse of redundant rural buildings or overriding national need with no alternatives. Officer assessed the mobile structure as new build not meeting any exceptions, failing to justify introduction of built form in protected rural area.
Environment Policy 1
Presumes against development not designated unless overriding national need outweighs protection. Proposal introduces unsupported structure in countryside, even if visually screened, undermining policy to protect landscape for its own sake.
Environment Policy 2
Provides higher protection for Areas of High Landscape or Coastal Value. Site designation means stricter tests; insufficient evidence of essential strategic need unmet elsewhere.
Environment Policy 16
Supports reuse of existing rural buildings for tourism. Proposal is new structure, not conversion, so directly conflicts.
Strategic Policy 8
Supports tourist development using existing built fabric without harming environment. New mobile hut does not utilise existing fabric and adversely affects countryside protection.
Business Policy 11
Applies countryside protections equally to tourism. Proposal fails GP3 and countryside policies it references.
Business Policy 12
Linked to tourism in rural areas requiring compliance with countryside exceptions. New build does not qualify.
Business Policy 14
Allows other buildings only if compliant with BP11/12 and GP3. Proposal fails these prerequisites.
no significant negative impact upon highway safety, network functionality and/or parking, as the existing access arrangements are acceptable for the proposals. Suggest EV charging point.
Highway Services HDC reviewed application 24/00404/B and found no significant negative impact upon highway safety, network functionality or parking, with a recommendation of no opposition (DNO) and an advisory comment on EV charging.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as the existing access arrangements are acceptable for the proposals.; If not already available on-site, the Applicant should consider an EV charging point for visitors to aid Net Zero ambitions.
