Officer Countryside Policy Letter March

Isle of Man Government Railly's Ellen Francis JS Associates 5 Cronk-y-Berry Mooar Douglas IM2 6HJ Isle of Man planning and building control bun-troggalys - plannal as gurneil troggal Murray House Mount Havelock Douglas Isle of Man IM1 2SF email: [email protected] Tel: (01624) 685252 Fax: (01624) 686443 Director of Planning & Building Control Michael Gallagher MRTPI Date: 11th March 2013 Dear Mr Smith, ### Re: PA 13/00212/C: Storage of buildings and containers on site and use of land for camping and events (retrospective). I am writing with regard to the above mentioned planning application which is currently being considered by the Planning Authority. The application site is located within the countryside in an area not designated for any site specific development under the 1982 Isle of Man Development Plan. It is therefore that any development proposed does not cause harm to the character and quality of the countryside and cause a detrimental impact on the visual amenities of the immediate surrounding area. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant to the assessment of this nature of current planning application that is under consideration: #### General Policy 3 states: "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 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." Department of Infrastructure Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF 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." The site is not designated for development and as such there is a presumption against built structures and material change as set out in Environment Policy 1. In terms of the principle of the erection of storage containers, camper vans and a portable toilet, General Policy 3 sets out the instances in which it may be acceptable to set aside the presumption against development in the countryside. No provision is made for the erection of storage containers, camper vans or portable toilets within General Policy 3. The structures are visible from the highway and at present, I feel that the built structures in situ represent a sporadic form of development and incongruous features within the countryside and is therefore considered to harm the character and quality of the landscaping and demonstrate inappropriate development with the location for development not deemed acceptable or essential contrary to the relevant policies aimed at protecting the countryside. Whilst there is scope for using Field 210405 for dog agility shows with associated camping for fourteen days a year, I feel that the permanent erection of the buildings is not essential. I would suggest that the equipment and any other paraphernalia required for the site can be stored elsewhere and brought to the site when required for the events. I would suggest looking into storage facilities across the Island that would provide adequate storage needs for the equipment and chemical toilet that are currently kept on site. Caravans can be kept on a driveway within an established residential curtilage without planning permission as long as it remains ancillary to the main house, i.e. not used as separate living accommodation. However, if it is not feasible to store the equipment and chemical toilet in a storage unit/facility elsewhere then I would suggest that in replace of the storage containers, sheds are used to house the equipment and any other paraphernalia that is required or the number of storage containers on site are reduced to the use of one smaller container. In addition, I will require an amended Application for Planning Approval form with section 12 b) amended to state camping and dog agility training and events in replace of agricultural. Please could you consider this option and let me know how you wish to proceed. I would be very grateful if you could respond within 21 days of the date of this letter ( 1st April 2013). Yours Sincerely m. Mclins Melissa Mcknight Assistant Planning Officer Cc. Mrs Pauline Moneta