Loading document...
==== PAGE 1 ====
21/00558/B Page 1 of 8
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 21/00558/B Applicant : Glen Helen Glamping Limited Proposal Erection of a timber lodge to replace approved tree house under PA 17/01254/B Site Address Campsite Glen Helen St Johns Isle Of Man IM4 3NP
Case Officer :
Mrs Vanessa Porter Photo Taken :
10.06.2021 Site Visit :
10.06.2021 Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation 13.07.2021
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.
C 2. The development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.
Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside.
This application has been recommended for approval for the following reason. The erection of a timber lodge to replace the approved tree house, whilst removing an interesting feature will fit more within its proposed surroundings whilst reducing possible perceived and actual overlooking to the neighbouring properties and as such complies with the relevant policies.
Plans/Drawings/Information;
==== PAGE 2 ====
21/00558/B Page 2 of 8
This decision relates to the following plans and drawings, date stamped received on 10th May 2021: o Drawing No. 1708/01 Rev A o Drawing No. 1708/05 o Drawing No. 1708/10 o Drawing No. 1708/11 o Drawing No. 1708/12 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AS IT PROPOSES DEVELOPMENT CONTRARY TO THE LOCAL PLAN ZONING BUT IS RECOMMENDED FOR APPROVAL
THE SITE 1.1 The site is within the curtilage of the Glen Helen Glamping site which includes a car park, welcome centre/café and 10 Glamping Pods. The site is situated upon the A3 TT Course. The Glen Helen Glamping site is privately owned and the car park is owned by DEFA.
1.2 The welcome centre/café is situated to the front of the site with 10 glamping pods of which the majority are already built situated to the rear. PA17/01254/B shows two more glamping pods (not yet built) situated in front and below the ground level of the welcome centre/café.
1.3 The site of the proposed works is the glamping pod situated West of the welcome centre/ café and is accessed either via stairs within the existing car park or via a ramped access next to the welcome centre (not yet constructed).The River Neb runs to the south of the site.
1.4 The site is currently well screened from all areas with it being below the car park level and the mature trees/hedging which surrounds the area.
1.5 The closest dwelling to the Clyeen Cottage which lies across the river to the south and is approximately 43m away. The property faces towards the main road and is accessed via a bridge across the river, from the A3. The small stone building on the other side of the access lane also belongs with Clyeen Cottage.
THE PROPOSAL 2.1 The current planning application seeks approval for the change from a tree pod to a glamping lodge. The glamping lodge will be 5.4m by 10m with an overall height of 4m. The glamping lodge will supply open plan kitchen, dining, living and bedroom with a separate shower.
2.2 The proposed additional screen planting and high timber screen + planting shown in PA17/01254/B still exists within this application.
PLANNING POLICY AND STATUS 3.1 The site lies within a wider area of Woodland and land identified as of High Landscape Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.
==== PAGE 3 ====
21/00558/B Page 3 of 8
3.2 The Strategic Plan policies set out a general presumption against new development in the countryside and tries to direct new built development to existing settlements, in the interests of sustainability and preserving the character of the countryside. There are, however exceptions to this which are set out in General Policy 3. Of particular relevance in this case is paragraph c (see later). Other policies of relevance include:
i) Strategic Aim: to plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting and improving the quality of the environment, giving particular regard to our uniquely Manx natural, wildlife, cultural and built heritage".
ii) Strategic Policy 1 which states: "Development should make the best use of resources by: a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings and re-using scarce, indigenous building materials; b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards and c) being located so as to utilise existing and planned infrastructure, facilities and services".
iii) Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3".
iv) Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases, the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies".
v) Strategic Policy 8: Tourist development proposals will generally be permitted 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.
vi) Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.
vii) 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, 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 environmental 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-dependant 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".
==== PAGE 4 ====
21/00558/B Page 4 of 8
viii) Appendix 1: Previously Developed Land Previously-developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure. The definition includes defence buildings, but excludes,
ix) 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".
x) Environment Policy 2: "The present system of landscape classification of Areas of High Landscape of 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 difference 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".
xi) Environment Policy 3 states: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value".
xii) Environment Policy 7: "Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which would not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria: a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality; b) details of pollution and alleviation measures must be submitted; c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species".
PLANNING HISTORY 4.1 The site has had a variety of planning approvals which are not considered to be material to the assessment of this application PA17/01254/B is the most relevant which was for the "Demolition of former Glen Helen Inn and erection of a single storey welcome centre with café facility and the erection of 12 glamping pods for tourist accommodation," which was Approved.
==== PAGE 5 ====
21/00558/B Page 5 of 8
4.2 Specific mention within this application was made with regards to Clyeen Cottage and stated, "2.24 Following concerns raised by the owners of Clyeen Cottage the tree house pod will have a screen provided and be slightly re-orientated towards the east to avoid looking directly towards the cottage. The smaller pod alongside will also have a timber screen added along with shrub planting, all of which will also assist with any intervisibility between the two pods." Following this statement the below condition was added,
"The tree house pod and that immediately alongside may not be used until and unless the screens shown in drawing 1870/3B have been installed and such must be retained thereafter.
Reason: to ensure that the amenities of the occupants of the pods and those in Clyeen Cottage are protected."
REPRESENTATIONS 5.1 The following representations can be seen online in full;
5.2 Highway Services have considered the application and state, "No Highways Interest." (4.06.21)
5.3 No comments have been received from German Parish Commissioners at the time of writing this report.
5.4 Inland Fisheries have submitted two comments of which the last is that they have no concerns with the proposal. (4.06.21 & 22.06.21)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE 6.2.1 As the site is not designated for development, the main issue in this case is whether the proposal complies with the provisions of General Policy 3 and if not, whether there are any material considerations which would justify a departure from the policy which presumes against development in the countryside.
6.2.2 The previous Planning Application PA17/01254/B assessed whether the principle of the overall works including the welcome centre was acceptable and stated that the proposed works in PA17/01254/B would be acceptable under GP3c, previously developed land. As such the principle of the development is acceptable.
6.3 CHARACTER AND APPEARANCE 6.3.1 The applicants have stated within their supporting information that the proposed tree house is now no longer financially viable due to the rising cost of materials. Whilst the removal and replacement of the tree house with a more common log cabin is regrettable it is an understandable change. The timber log cabin suits its overall environment and due to the existing mature trees and the proposed planting the log cabin will not be seen readily from a public vantage point.
6.4 NEIGHBOURING AMENITY 6.4.1 Following from the previously approved application PA17/01254/B comments were made regarding possible overlooking towards Clyeen Cottage which is situated to the South west of the proposed log cabin with the tree house being situated with the decking facing South East.
==== PAGE 6 ====
21/00558/B Page 6 of 8
6.4.2 The existing tree house had a ground floor level at approximately 2.5m above the ground level of the site whereas the proposed log cabin will be situated at ground level as such the mature trees surrounding the area and the proposed planting will create a barrier between the proposed log cabin and Clyeen Cottage.
6.5 TOURIST ACCOMMODATION 6.5.1 Whilst the proposal would comply with the relevant policies, some of which have already been assessed under PA17/01254/B it is necessary to assess the tourist side of the proposal. The proposal is set back from the main site within a secluded spot which can easily be accessed away from the main glamping pod site as such it is necessary to add a condition to state that the unit is to only be used for a short-let holiday period and is not to be used as a separate dwelling.
CONCLUSION 7.1 The proposed log cabin will fit within its environment and will comply with the strategic policies as set out in part 3 above.
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 above who should be given Interested Person Status.
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it 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:...26.07.2021
Signed :...V PORTER... 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
==== PAGE 7 ====
21/00558/B Page 7 of 8
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
==== PAGE 8 ====
21/00558/B Page 8 of 8
PLANNING COMMITTEE DECISION 26.07.2021
Application No. : 21/00558/B Applicant : Glen Helen Glamping Limited Proposal : Erection of a timber lodge to replace approved tree house under PA 17/01254/B Site Address : Campsite Glen Helen St Johns Isle Of Man IM4 3NP
Planning Officer : Mrs Vanessa Porter
Presenting Officer As above
Addendum to the Officer’s Report
The application was approved by Planning Committee subject to adding an additional condition regarding the landscape (reiterated from the original approval), which has been added as Condition 3.
Copyright in submitted documents remains with their authors. Request removal