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                                      21/00349/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00349/B Applicant : Glenlough Camp Site Limited Proposal : Creation of a toilet and shower facility for disabled users Site Address : Glenlough Campsite Ballahutchin Hill Union Mills Isle Of Man IM4 4AT

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 27.04.2021 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The development is considered to complement the existing tourist facilities on the site which supports the Government's tourism strategy and there would be no harm to existing protected trees or the landscaping, in compliance with Environment Policies 1, 2 and 3 and General Policy 2 of the Strategic Plan.

Plans/Drawings/Information; This decision relates to drawing SM21/540/1 received on 11th March, 2021. __

Interested Person Status - Additional Persons

DoI Flood Risk Management Team should be afforded Interested Person Status as they are a Government Department which has raised material considerations. __

Officer’s Report

THIS DECISION IS REFERRED TO THE PLANNING COMMITTEE AS THE SITE IS NOT DESIGNATED FOR DEVELOPMENT AND THE PROPOSAL DOES NOT COMPLY WITH ANY OF THE EXCEPTIONS SET OUT IN GENERAL POLICY 3 OF THE STRATEGIC PLAN

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                                      21/00349/B                                     Page  2  of  4

THE SITE 1.1 The site is the curtilage of a camp site which is mostly used at TT and Festival of Motorcycling events although also during other festivals and over the warmer months of the year. The site lies on the TT Course on the A1 at the eastern side of Glen Vine and to the south of the main road. The site is mostly open field with a hardcore perimeter track and a small number of buildings which are associated with the camp site, mid way along the south western boundary of the site which abuts the farmyard.

THE PROPOSAL 2.1 Proposed is a modest extension of an existing building to provide a shower and toilet facility. The extension is a little over 2m by 3m and abuts an existing shower and toilet facility serving the camp site. The new facilities are specifically designed to be usable by those with disabilities. The extension will be finished in render and sheeting to match the building to which it will be attached.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the East (2020) as not for a particular purpose and outside of the settlement boundary of Glen Vine. There are Registered Trees within the site although not close to the proposed development. The site falls within the Landscape Character Area of Union Mills, Glen Vine and Crosby (C3) which is Broad Lowland Valley and where the following advice is provided:

Landscape Strategy Conserve and enhance: a) the character, quality and distinctiveness of the well-treed valley with some scattered and nucleated settlements. Key Views Open views up to the Northern Uplands and the upper slopes of Foxdale in places. Glimpsed views in the East towards the urban edge of Douglas.

3.2 The site lies within an area of High Landscape or Coastal Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. The Area Plan makes it clear that these areas will not continue to have effect once the Area Plan and its Landscape Character Areas were adopted although it is relevant to the assessment of the application under Environment Policy 2 of the Strategic which promotes the protection of the landscape as the most important consideration in the determination of applications for development unless there are reasons why the siting is essential and there is no harm to the character and quality of the landscape. The Town and Country Planning (Development Plan) Order 1982 also identifies areas of Woodland (which correspond to the Registered Trees) and there is an Ancient Monument (chapel and burial ground) within the farm holding but not on the application site.

3.3 The site does not lie within a Flood Risk Area nor within a Conservation Area and none of the buildings within the application site is Registered.

3.4 There is a presumption against development in undesignated areas and Environment Policies 1 and 2 both presume against development which will be harmful to the landscape. Paragraph 9.5.3 makes it clear that tourism development will not be subject to any less stringent policies than other forms of development in the countryside although in practice, the Department has considered favourably development which supports Government's tourism strategy (11/00549/B on this site, 14/00800/B for Glendown campsite in Port St. Mary, 20/00496/B in Port Erin).

3.5 Environment Policy 3 protects trees and General Policy 2 existing landscape features. General Policy 3 sets out exceptions to the presumption against development in the countryside and the provision of tourism facilities does not appear in the list.

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                                      21/00349/B                                     Page  3  of  4

PLANNING HISTORY 4.1 Planning approval has been sought for the creation of an accommodation block for a tented village under 89/01568/B with further development associated with the camp site following - 12/00058/B formed a new access, 12/00057/B saw an access track with motor home parking bays, 12/00052/B the conversion of a store building into a recreation and café facility, 11/00549/B three camping pods and 13/91353/B another access track.

4.2 The remainder of the farm to the south is used for agricultural purposes and has been the subject of its own applications for agricultural development which are not considered to be relevant to the current application.

REPRESENTATIONS 5.1 Highway Services confirm on 02.04.21 that they have no highway interest in the application.

5.2 The DoI Flood Risk Management Team advise that there is no flood risk interest in this application (15.04.21).

5.3 Marown Parish Commissioners have no objection to the application (22.04.21).

ASSESSMENT 6.1 Whilst the site is not designated for development and there is a presumption against development here, the scale of the development is minor, the development will not be publicly visible and even if it were, would not be harmful to the landscape due to its context, scale and surroundings. The provision of accessible facilities should be welcomed to ensure that the Island's tourist facilities are available for all.

CONCLUSION 7.1 The development is considered to complement the existing tourist facilities on the site which supports the Government's tourism strategy and there would be no harm to existing protected trees or the landscaping, in compliance with Environment Policies 1, 2 and 3 and General Policy 2 of the Strategic Plan.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status. __

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                                      21/00349/B                                     Page  4  of  4

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Committee Meeting Date: 10.05.2021

Signed : S BUTLER Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

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