Officer Report

Application No.: 13/00600/C Applicant: Mr Eddie & Mrs Glynne Shearman Proposal: Additional use of land for camping (tents, motorhomes and caravans) with associated winter storage Site Address: Land At Cronk Aashen Farm Barregarrow Kirk Michael Isle Of Man IM6 1HQ Case Officer : Miss Jennifer Chance Expected Decision Level: Planning Committee

Officer’s Report

THE APPLICATION IS TO BE DETERMINED BY THE PLANNING COMMITTEE DUE TO THE NATURE OF THE APPLICATION

Site

1.1 Cronk Aashen Farm is accessed from a farm track which is accessed off the B10 which leads to the Mountain Road. The B10 is off the A3 Main Road, the road rises upwards away from the A3 in a south easterly direction. The track which accesses the farm has a number of mature trees. The application site itself comprises 6 parcels of land within the farm in fields 734392, 231724 and 234211. The proposal - 2.1 The application seeks approval for the additional use of land for camping (tents, motorhomes and caravans) with associated winter storage. Some of the land has been the subject of terracing and this forms part of the proposal.

2.2 The application followed an enforcement investigation regarding the placement of a static caravan (see below) when it was noticed that terracing had taken place in a couple of fields in order to assist the parking of caravans and motorhomes. - 2.3 The application was supplemented by further information and a plan. The plan shows what areas are used, or to be used for camping and in what manner. It shows 6 areas (that the officer has since numbered for ease of reference). - 2.4 Area 1 is at the most northern, and probably lowest part of the site and near a brook. It is proposed that this is for 10 pitches for tent camping. There is no vehicular access to this part of the site. - 2.5 Area 2 is the largest of the areas and is for overflow camping for TT and the Festival of Motorcycling only. It can accommodate 100 pitches. - 2.6 Area 3 is shown as an existing all year campsite field able to accommodate 20 pitches.

2.7 Area 4 is a site for overflow camping and can accommodate upto 40 pitches. - 2.8 Area 5 is shown to be for motorhomes and caravans and can accommodate 5 pitches. - 2.9 Area 6 is proposed to be all year camping and storage of motorhomes and caravans and can accommodate 15 pitches. - 2.10 The applicants indicate that 'the campsite has been able to accommodate up to 20 caravans/motorhomes for many years in the fields that are currently being looked at by your Department. The terracing that you ask about was a general levelling of the land, already used as part of the campsite, to make the area more convenient for our caravan and motorhome campers. Convenience and safety were our priority in the general levelling, not an increase in spaces. Therefore the concerns of Highway Services are unnecessary and the frequency of movement is unaffected. For most of the year the land is also grazing land and maintains its farm use. In the winter months the caravans are stored in the same way as they would be if they were being used for camping. People like to use them on the occasional weekend.' - 2.11 From aerial photographs it can be seen that areas 3, 4, 5 and 6 have all been subject to engineering works to create terraces. Area 3 does not appear to be accessible by vehicle and cannot accommodate motorhomes and/or caravans. However in areas 4, 5 and 6 it appears that the areas have been levelled so that they are able to accommodate caravans and motorhomes. From the topography of the land it is doubtful that these areas would have been able to accommodate caravans or motorhomes, at least not to the extent that they can now. - 2.12 Part of the proposal is to provide landscaping adjacent to the terraces. The original suggestion was that these could be Christmas trees or nut trees, which could then be harvested. The latest suggestion, made by the applicant with the assistance of the Isle of Man Woodland Trust, would be a mixture of 50 trees around the camping areas, with a further 10 taller growing trees to go on top of the boundary hedge line to fill in the gaps. For the banks is it suggested that a mix of Alders, Hazels, Hawthorn, Blackthorn and Rowan would give attractive planting. Along the hedge would be a mixture of Sessile Oak, Field Maple, Downy Birch and Bird Cherry to add to the tree line and complete screening from the road. Planning History

3.1 The most recent application on the site was for the 'siting of a static caravan' (13/00496/C), which was retrospective. The application was refused and the decision upheld on appeal. The Inspector reported that the proposal was contrary to the presumption against new development in the countryside and the use of the land for residential purposes (it was not intended as a tourist caravan) was contrary to policy. He also set out that he felt the caravan was visually harmful and in a particularly exposed location (it was in Area 5). Whilst acknowledging that it was reasonably well screened from public viewpoints it was still an obtrusive and bulky feature and the parking of vehicles and residential paraphernalia would exacerbate its presence. The application was refused on the grounds that there was no need for residential development in this location and no overriding need for the caravan to be placed in the position it was and consequently that it harmed the quality of the landscape. The caravan has since been removed.

3.2 Other approvals have been given for extensions to the farmhouse; the conversion of a barn to holiday accommodation and the conversion of an outbuilding to a dwelling; construction of dog kennels and a replacement agricultural building.

3.3 There were two refusals for the erection of two holiday cottages/ chalets in 2004 and 2005. - 3.4 Although there is no planning approval for the site to be used as a campsite, it is known that it has been in use for that purpose since at least 1994 when it was registered with the Department of Economic Development (DED) for TT only. In 1999 there are the first records relating to motorised units. DED's figures show low numbers at that stage and they are unlikely to reflect actual usage. It is suggested that it was likely to be about 1999 that the site was used for all round camping. DED records show that there were 12 hook up pitches in 2011 and each year after that there are 20. It is likely that the levelling of the site occurred sometime in 2012. - 3.5 The Planning section of the Department of Infrastructure, until recently, received requests from users of the Steam Packet from people wanting to bring caravans over to the Island. Records relate only to requests by people with caravans wanting to use the ferry, and therefore do not take into account motorhomes or anyone who takes their caravan who already lives on island. The records kept show that there was 1 in 2007, 8 in 2008, 1 in 2009, 4 for each year 2010-2012 and 11 in 2013, to be sited at Cronk Aashen. There are no records for before 2007. - 3.6 The site continues to be used as a farm when it is not in use for camping. Development Plan policies

4.1 The application site is within an Area of High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan.

4.2 Given the nature of the application the following policies in the Isle of Man Strategic Plan are relevant. - 4.3 Strategic Policy 2 seeks to direct all new development to towns and villages, and sets out that development will only be permitted in the countryside in exceptional circumstances as identified in General Policy 3. - 4.4 General Policy 3 sets out those circumstances when development is allowed in the countryside. These are for agricultural workers, conversion of attractive or valuable redundant rural buildings, previously developed land, replacement of dwellings, location dependent minerals development, agricultural or forestry related uses, development which is of overriding national need, and buildings or works required for the interpretation of the countryside, its wildlife or heritage. - 4.5 Environment Policy 1 seeks to protect the countryside and its ecology for its own sake. Development which would adversely affect the countryside will not be permitted unless there is an overriding 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. - 4.6 Environment Policy 2 highlights that within Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan, 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.

4.7 Strategic Policy 8 allows for tourist development proposals where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental,

• agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions.
• 4.8 Business Policy 11 requires that tourism development must be in accordance with the sustainable development objectives of the plan. It states that 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.
• 4.9 Business Policy 14 similarly requires that tourism development complies with other policies in the Plan. Farmhouse accommodation or quality self catering units in barn conversions and making use of rural activities are 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.
• 4.10 Transport Policy 4 requires all new development to be served by highways that are designed to accommodate the vehicle and pedestrian journeys that the development would generate in a safe and appropriate manner and in accordance with the environmental objectives of the plan. Representations

5.1 Michael Commissioners: No objection provided static homes are screened from the A3 road at Cammall Farm.

5.2 Douglas Borough Council: No objection - 5.3 Highway Services: The application does not include any detailed information regarding the number of units to be sited, the frequency of vehicle movements or the suitability of the access to the B10, or the junction of the B10/A3 to accommodate the extra traffic volume and vehicle types. Without this information it is not possible to assess the impact of the application on the local road network. - 5.4 DEFA - Trees: The proposal to plant Christmas trees of Spruce or Fir, and nut tree would not be suitable for screening in this area. The problem with planting Spruce is that when the outer edge are harvested, the inner would be unlikely to have needles and will not look attractive. It is also likely that Christmas trees would need very wide spacing and would need to be felled at a very young age. Assessment

6.1 The key considerations in the determination of the application are the principle of development, impact on environmental and visual amenity; and impact on highway safety. Principle of Development:

6.2 There are no policies within the Strategic Plan that specifically relate to the use of land for camping purposes. Policies relating to tourist development generally refers to making use of existing built fabric, and sets out that tourist development should be subject to the same rigorous tests that other development is subject to, re-emphasising that the countryside should be protected for its own sake, and that any development should not affect adversely environmental, agricultural or highway interests. - 6.3 Business Policy 14 states that farmhouse accommodation or quality self catering units in barn conversions and making use of rural activities are encouraged and other forms of quality

• accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but proposals must comply with General Policy 3.
• 6.4 The proposal does not really comply with the provisions of General Policy 3. Theoretically then, the proposal is contrary to the Development Plan. Nevertheless, applications for campsites have been approved in recent years, it being acknowledged that the type of accommodation provided is generally temporary in nature and meets a genuine need.
• 6.5 A material consideration is that the site has been, without doubt, used as a campsite for more than 10 years. However, the level of use, the physical extent of use and the intensity of the use is not known. No application for a Certificate of Lawfulness has been sought, either by the applicant or requested by the Department. The applicant states that there has always been 20 pitches on the site and therefore the terracing of land is not increasing the number of pitches, but making those pitches safer for its users. It is presumed by in stating 20 pitches, the reference is made to formal pitches with hook-ups, rather than tented camping. (It is noted that web-sites indicate that there are 25 pitches)
• 6.6 On balance, the principle of using Cronk Aashen farm for camping purposes is acceptable, subject to the environmental and visual impact of the development and highway safety. Environmental and Visual Impact:
• 6.7 Each area of land identified for camping differs in character and visibility. Area 1 is low lying and adjacent to a hedgerow. It contains no built structures and is intended only to be used for tented camping by walkers, scout groups or similar. It is not highly intrusive and as such there is no objection to this area of land being used for this purpose.
• 6.8 Area 2 is a large sloping field used for tented camping during the motorcycle races. The use is temporary and as such there is no objection.
• 6.9 Area 3 used to be part of area 2, but has been subdivided by landscaping on its northeastern side. There already is landscaping on its other boundaries. The site has been terraced, but remains as grass. It is proposed that this is an all year round camp-site field. The field is physically and visually distanced from public view and as such there is no objection.
• 6.10 Area 4 sits alongside the B10 (the Sartfield Road, that leads from the A3 to Snaefell). The field has been subject to recent terracing. Between the field and the B10 is a line of trees, but views of the site can be seen through it. However, the site is proposed only as overflow camping for tents and as such there is no objection.
• 6.11 Area 5 still forms part of the same field as Area 4, but is on the south eastern edge of it on higher ground. The site is where the static caravan was placed before its removal. The Inspector viewed the static caravan, being a permanent feature, as intrusive and visually harmful and being for residential purposes, unwarranted. There is a gap in the line of trees that separates this area from the B10 and as such it is more visible than Area 4. If the site was to be used for short term holiday making, and be landscaped, then the use of this area could, on balance, be acceptable.
• 6.12 It is Area 6 that causes concern. It is proposed that this area be used for all year round caravan and motorhome parking for holiday makers and for storage. The area has been terraced into 3, each being a few metres higher than the other. The area is at the top of the field and is visible from the A3, albeit at fleeting intervals if driving, and more so if on foot or

• bicycle. Opposite the B10 a road leads up to the other side of the valley, where Barregarrow Chapel and Cottage are situated. From here the site is very visible. The terracing itself appears unnatural in the landscape. Each area is bounded by wooden fencing, which in itself is unobjectionable but serves to highlight the man-made formation. The caravans or motorhomes in Area 6 appear to sit proudly on the flattened area of land. Their appearance is very visible and considered to be harmful.
• 6.13 Although the application proposes landscaping, this is to be on the narrow and sloping edges of each terrace. Even if the proposed trees were to be taller and more permanent that the Christmas trees and nut trees originally proposed, they would need to be matured to at least 4m in height to provide any form of screening for the caravans. Some planting has taken place, but has not been successful, which may be due to the type of trees planted, but also as a result of the exposed location. There is also concern that planting the trees in rows may appear unnatural.
• 6.14 It is therefore concluded that the terracing of the area as well as the all year round use of Area 6 for caravan and motorhome parking is unacceptable. Highway Safety:
• 6.15 Further comments from Highway Services are awaited. Their concerns have been somewhat alleviated by the acceptance that the site has been used for camping purposes for many years. It is understood that if the application was one for a new camp-site then Highway Services would recommend refusal because, understandably, the access into the site from the B10 is not generally suitable for the types of vehicles that would be using it. The view is that, provided the site is not used more intensively than before, then no objection on highway safety grounds can be sustained.

Conclusion

7.1 The campsite is run together with some holiday cottages formed by conversion of rural buildings. The site forms part of what seems to be a well-run and highly valued camp-site. Certainly the comments on independent camping web-sites give the site 4-5 stars. The only point of concern is the new terracing and highly visible aspect of Area 6 and its use for all year round camping and winter storage. If the applicants used another, better screened area for this purpose, then there would be no objection. The terracing should be removed, or the area planted and trees allowed to mature before approval is sought, so that their screening ability can be properly assessed. As it is the proposal is extremely visually harmful to the countryside setting. Recommendation. - 8.1 That the application is refused.

Party status

1. By virtue of the Town and Country Planning (Development Procedure) 2005, the following persons are interested persons: The applicant, DEFA and Michael Commissioners.

Douglas Borough Council do not have sufficient interest in the application to warrant Interested Party Status. Under the 2005 Order Highway Services do not receive party status. No other parties have made representation.

Supplementary Report 13/00600/C Additional Use of Land for Camping (Tents, Motorhomes and Caravans) with Associated Winter Storage

Land at Cronk Aashen Farm, Barregarrow, Kirk Michael

At the 23 March, the Planning Committee considered a report regarding the above proposal. The application was recommended for refusal on the basis that the terracing of land in Area 6 of the site, and its use for all year round caravan and motorhome parking for holiday and storage purposes was considered seriously harmful to visual amenity in an Area of High Landscape or Coastal Value and Scenic Significance.

At the meeting, the applicant Mrs Shearman spoke, indicating that the site had been used for the purpose for over 30 years and although the levelling had take place in more recent times, this was still between 4 and 7 years ago and the activity had taken place without complaint during that time. Mrs Shearman also indicated that trees had been planted in accordance with advice from the Isle of Man Woodland Trust.

The Committee determined to defer the application for a site visit, which occurred on 13 April 2015.

Following the site visit, the case officer, Jennifer Chance spoke in more detail with Mrs Shearman and, in a further site visit witnessed the extent of the landscaping works that had taken place. The possibility of providing a sod hedge/bund to assist with screening was discussed and the applicant was amenable to doing this if the Committee felt that it was necessary. However, it was clear that a large number of trees had been planted and that it may be appropriate to wait to see if they could provide adequate screening in the first instance.

In the light of this new information, the case officer is amending her recommendation to refuse the application, to a recommendation to APPROVE the application subject to the following conditions:

• 1. The camping site may only be used in the following manner:

• Area 1 may be used only for tented camping;
• Area 2 may be used only for camping for the TT and the Festival of Motorcycling;
• Area 3 may be used for camping all year;
• Area 4 may be used only for tented camping;
• Area 5 may be used for camping all year; and
• Area 6 may be used for camping all year. Motorhomes and caravans may be kept on the site, but only in a manner in which they can still be used.

Reason: In the interests of good management of the site and environmental and visual amenity.

• 2. If any of the trees planted for screening around Area 6 and the boundaries of the site, die, become diseased, damaged or are removed within a period of 5 years, they shall be replaced with species and in a manner to be agreed with Planning and Building Control in the next planting season. If, following a period of 5 years, the trees fail to survive and provide adequate screening, a sod hedge is to be constructed to provide such screening, in accordance with a scheme to be submitted to and approved by Planning and Building Control. Reason: In the interests of environmental and visual amenity.

Recommendation Recommended Decision: Permitted

Date of Recommendation:

16.04.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

• C 1. The camping site may only be used in the following manner:

• Area 1 may be used only for tented camping;
• Area 2 may be used only for camping for the TT and the Festival of Motorcycling;
• Area 3 may be used for camping all year;
• Area 4 may be used only for tented camping;
• Area 5 may be used for camping all year; and
• Area 6 may be used for camping all year. Motorhomes and caravans may be kept on the site, but only in a manner in which they can still be used.

Reason: In the interests of good management of the site and environmental and visual amenity.

• C 2. If any of the trees planted for screening around Area 6 and the boundaries of the site, die, become diseased, damaged or are removed within a period of 5 years, they shall be replaced with species and in a manner to be agreed with Planning and Building Control in the next planting season. If, following a period of 5 years, the trees fail to survive and provide adequate screening, a sod hedge is to be constructed to provide such screening, in accordance with a scheme to be submitted to and approved by Planning and Building Control. Reason: In the interests of environmental and visual amenity.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Approved Committee Meeting Date:…20.04.2015 Signed : Jennifer Chance Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph). Signatory to delete as appropriate YES/NO