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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01009/B Applicant : Reayrt Vradda Glamping Limited Proposal : Amendments to Welcome Centre as approved under PA 20/00496/B Creation of a 30 glamping pod / cabin tourist site Site Address : Field 411412 Ballafesson Road Port Erin Isle Of Man

Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.12.2021 __

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. Prior to the commencement of works on site, the applicant must have approved by the Department, a detailed landscaping plan, which demonstrates how the site will be ecologically and visually enhanced together with a timetable for the introduction of the planting and a five year maintenance schedule thereafter. The development shall not be carried out other than in accordance with the approved details.

Reason: the landscaping of the site is a critical element of the success of the scheme to enable it to comply with the relevant Strategic Plan policies.

C 3. No lighting may be introduced within the site unless in accordance with a detailed lighting scheme which has first been approved in writing by the Department.

Reason: to ensure that there is no visual or ecological harm from the use of any lighting on the site.

C 4. No development may commence on site until a plan has been approved in writing which illustrates the means by which the users of the site will be satisfactorily protected from use of the adjacent golf course and so that users of the golf course are not adversely affected by the use of the site as proposed. The development must be undertaken in accordance with these details.

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Reason: to ensure that the users of both sites are not adversely affected.

Note: the applicant is encouraged to liaise with the operators of the golf course in this respect.

C 5. 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 permanent living accommodation. 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.

C 6. If the site should cease being used or required for camping purposes, within one year of the site ceasing to be used as such, all structures must be removed from the site and any hard surfacing dug out and the site returned to a field. Any landscaping may remain.

Reason for approval: It is considered that the development is acceptable as, whilst it is contrary to the land use designation, there are economic benefits to the Island's economy and supports the Government's tourism strategy without significant adverse impact on the environment, highway safety or the living conditions of those in adjacent residential property.

C 7. The development hereby approved shall not be brought into use unless the access, car parking and internal roads have first been provided in accordance with planning approval 20/00496/B (Creation of a 30 glamping pod / cabin site with provision for camping and camper vans, erection of a detached welcome centre and detached toilet / shower facilities and the creation of a vehicular access, car parking and landscaping), including the conditions applied to that approval.

REASON: for the avoidance of doubt and as this application relates to a facility which is to form part of a larger site and has been assessed on that basis.

C 8. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the camping facilities, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

Reason: the landscaping of the site is an integral part of the scheme and must be implemented as approved.

C 9. Prior to the first occupation of the site, there must be in place provisions to enable users of the site to access the surrounding area safely and conveniently on foot. These provisions must first be approved by the Department and the development must be undertaken in accordance with these details and these should include:

the installation of an uncontrolled pedestrian crossing adjacent to the proposed site access on Ballafesson Road including dropped kerbs, tactile paving, splitter island and reflective/illuminated bollards and a new uncontrolled pedestrian crossing adjacent to the Ballafesson Road, Bay View Road junction, to provide safe access to local shops and facilities on Bay View Road and beyond to the beach.

Reason: in the interests of highway safety.

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This application has been recommended for approval for the following reason. The proposal that would see a modification to the external appearance and size would be broadly read in accordance with General Policy 2, and would not be considered to harm the surrounding countryside in accordance with Environment Policy 1 of the Strategic Plan.

Plans/Drawings/Information;

This approval relates to drawings received on 18 August 2021, referenced; 01 - Location Plan 02B - Proposed Site plan from former approval 04 - Welcome centre Proposed plan from former approval 05 - Welcome Centre Proposed Elevations from former approval 03C - Proposed Site Plan 04A - Proposed Plan. 05A - Proposed Elevations. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of Field 411412 Ballafesson Road Port Erin. The site sits to the north of the highway Ballafesson Road.

1.2 The application site previously gained planning consent in September 2020 (20/00496/B) for the creation of a tourist accommodation by providing 30 glamping pods and cabins, caravan parking for a tourist use. This permission has not commenced on site and the prior to planning Conditions, No.4 - landscaping; No.7 - golf course fencing have not been discharged. 1.3 The layout of the site was divided into 6 zones; Zone 1 - The welcome centre and access and parking Zone 2 - Camper van site Zone 3 - Camp site Zone 4 - Luxury Glamping Lodges Zone 5 - Glampping Pods Zone 6 - Landscape Nature Zone

2.0 THE PROPOSAL 2.1 Proposed are a series of minor amendments to the welcome centre building, mainly to enlarge its footprint to the west elevation that will accommodate a larger function room area and to reduce the built form on the north elevation to reduce the amount of toilet and shower facilities provided on site. The proposed alterations in size of the building reflect the current design and character as previously approved.

2.2 The building (formerly approved) is a single storey timber framed structure with a shallow mono-pitched roof centrally located on site. The welcome centre offers a reception area, function room, kitchens, toilet facilities and an external decking area.

2.3 The proposed scope of works would see, on the west elevation (rear) a 4.5m extension x 9.4m wide, and a reduction in width by 3.7m on the north (side) elevation. The overall appearance of vertical timber cladding to the walls and green profiled sheet roofing would

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remain as previously approved. This would allow an internal reconfiguration of the space by the reduction of the toilets and shower facilities. This new space would still provide toilets for the function/ dining area.

2.4 The agent notes on the modifications to the welcome centre as; "The site developer has now reviewed the overall scheme based on the current tourism needs and their experience with managing Glen Helen Camping site. It is now proposed to focus on providing a higher quality holiday experience for visitors and therefor concentrate on the glamping and camper- van aspects and to defer the development of the camp site. There may still be an option to cater for camping during the motorcycle festivals." In light of this the toilet areas and showers has been reduced in size.

2.5 This application is solely concerned with the welcome centre building and the remainder of the site is as per the previous planning approval (20/00496/B).

3.0 PLANNING POLICY Local Plan Policy; 3.1 The site lies within an area designated on the Area Plan for the South as Open Space or not for a particular purpose. The Area Plan incorporates the Landscape Character Appraisal and includes the following in respect of the application site: "Port Erin and Port St Mary (D15) The overall strategy for the area is to maintain and enhance the character, quality and distinctiveness of the local built vernacular and integrity of the nucleated settlements of Port Erin, Port St. Mary and Ballagawne , the scattered traditional farm dwellings and to maintain the field pattern and semi-upland character of the upper slopes.

Key Views Extensive panoramic views from higher ground on hill slopes along coast to the Calf of Man, inland over the Scarlett Peninsula and up the Southern Uplands and Meayll Hill.

3.2 Implications of the Landscape Character Assessment Landscape Type - Incised Slopes Landscape Area - D15 (Port Erin and Port St Mary)

i. To protect the identity of Port Erin by maintaining sufficient green open space between it and the built areas of Port St Mary, Ballagawne/Ballakillowey, and also Ballafesson.

ii. To maintain the field pattern and semi-upland character of the upper slopes of Bradda Head, the Southern Uplands and Meayll Hill. Whilst being important features in their own right they also play an important role in providing a vegetated, undeveloped backdrop to Port Erin."

3.3 Landscape Proposal 1: "There should be no further new built development to the west of the existing western edge of residential development on Bradda West."

3.4 Landscape Proposal 2: "Additional residential development at the edge of Port Erin, Port St Mary, or Ballafesson should include landscaping which softens the existing hard edges of the settlements and includes substantial tree-planting, such as not only to mitigate the landscape impact of the development, but also to maintain effective separation between the settlements."

STRATEGIC PLAN 3.5 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:

3.6 Strategic Policy 2: Directs new development to towns and villages unless there are exceptional circumstances.

3.7 Strategic Policy 4: (in part)

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Proposals for development must; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations.

3.8 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.

3.9 General Policy 2 Whilst the land is not zoned for development, the general principles contained with GP2 offer guidance that specifically addresses those issues affecting buildings on site that would be general development control principles.

(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;

3.10 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.

3.11 Environment Policy 22: (in part) Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: iii) vibration, odour, noise or light pollution.

3.12 Business Policy 1: The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan.

3.13 Community Policy 2: New community facilities should be located to serve the local population and be accessible to non-car users, and should where possible re-use existing vacant or underused buildings.

4.0 PLANNING HISTORY 4.1 20/00496/B - Creation of a 30 glamping pod / cabin site with provision for camping and camper vans, erection of a detached welcome centre and detached toilet / shower facilities and the creation of a vehicular access, car parking and landscaping. Approved with the following conditions;

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

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Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

2. The new vehicular access and parking as shown on drawing 1808/03B must be in place prior to the site becoming operational. Reason: in the interests of highway safety.

3. Prior to the first occupation of the site, there must be in place provisions to enable users of the site to access the surrounding area safely and conveniently on foot. These provisions must first be approved by the Department and the development must be undertaken in accordance with these details and these should include:

the installation of an uncontrolled pedestrian crossing adjacent to the proposed site access on Ballafesson Road including dropped kerbs, tactile paving, splitter island and reflective/illuminated bollards and a new uncontrolled pedestrian crossing adjacent to the Ballafesson Road, Bay View Road junction, to provide safe access to local shops and facilities on Bay View Road and beyond to the beach. Reason: in the interests of highway safety.

4. Prior to the commencement of works on site, the applicant must have approved by the Department, a detailed landscaping plan, which demonstrates how the site will be ecologically and visually enhanced together with a timetable for the introduction of the planting and a five year maintenance schedule thereafter. Reason: the landscaping of the site is a critical element of the success of the scheme to enable it to comply with the relevant Strategic Plan policies.

5. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the camping facilities, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: the landscaping of the site is an integral part of the scheme and must be implemented as approved.

6. No lighting may be introduced within the site unless and until a detailed lighting scheme has been approved in writing by the Department and the development must be undertaken in accordance with these details. Reason: to ensure that there is no visual or ecological harm from the use of any lighting on the site.

7. No development may commence on site until a plan has been approved in writing which illustrates the means by which the users of the site will be satisfactorily protected from use of the adjacent golf course and so that users of the golf course are not adversely affected by the use of the site as proposed. The development must be undertaken in accordance with these details. Reason: to ensure that the users of both sites are not adversely affected. Note: the applicant is encouraged to liaise with the operators of the golf course in this respect.

8. 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 permanent living accommodation. 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.

9. If the site should cease being used or required for camping purposes, within one year of the site ceasing to be used as such, all structures must be removed from the site and any hard surfacing dug out and the site returned to a field. Any landscaping may remain. Reason for approval: It is considered that the development is acceptable as, whilst it is contrary to the land use designation, there are economic benefits to the Island's economy and supports the

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Government's tourism strategy without significant adverse impact on the environment, highway safety or the living conditions of those in adjacent residential property.

5.0 REPRESENTATIONS 5.1 Port Erin Commissioners commented (15/09/21) to support the application. 5.2 Highways Services do not object (02.09.21)

6.0 ASSESSMENT The fundamental issues to consider in the assessment of this application are; (i) Principle

(STP2;Sp5;BP1); (ii) Use

(GP2k,d, CP2) (iii) Visual impact

(GP2b,c; EP1) (iv) Neighbouring amenities

(GP2g; EP22) (v) Highway Safety

(GP2h&i)

6.1 Principle The original planning application granted under 20/00496/B, was made on an exception basis on account of the demand for a specialised tourist facility. This was further reinforced with restrictive conditions limiting the use, occupation, any further development and removal of the buildings if not in use, through the planning conditions. The proposal is not seeking to introduce any new uses on site only materially alter the external appearance of one of the building and would not be considered to lead to any intensification over and above what has previously been approved and would be supported through STP2;Sp5;BP1.

6.2 Use

The proposed use would remain as previously approved, in that it would continue to operate as a welcome centre, with catering facilities, reception and public toilets and only seeing a reduction or absence of the shower facilities. The toilets would remain but a smaller building is reflected in its external appearance from the loss of the showers. The remainder of the site would remain as per the previous approval, albeit the management company have decided at the minute to not pursue the camping aspect but may at a later date instigate this. There would still remain a welfare toilet and shower block on site that is to the East of the site. On balance, this would accord with GP2k,d, CP2.

6.3 Visual Impact The proposed alterations to the external appearance by extending on the rear elevation and reducing the size on the south would not necessarily affect the overall proportions and scale of the original design. The overall appearance would remain the same in its height and basic shape and the finish would be the same as previously approved. The proposals are considered minor in terms of visual impact and would not be altering the overall use or function of the building without being detrimental to the property or that of the surrounding character of the area in accordance with GP2b,c; EP1,2.

6.4 Neighbouring amenities The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the overall site or considered to harm the neighbouring amenity to those residential properties on Grammah Avenue who share a boundary with the site. When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect. The immediate neighbours adjoining the site, would not be disadvantaged from any loss of light over and above the existing levels given the properties orientation and the distances involved. It is further noted we have not received any objections or comments from the adjoining neighbours. As the proposal is only seeking an extension to a previously approved building it is not considered this wold lead to an increase of noise over and above what was previously

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approved and would comply with Ep22. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

6.5 Highway Safety The proposals do not intend to alter any access, visibility splay or parking provision other than previously approved. In this instance it is noted Highway Services does not object. On balance, the support on this application from highways services and the level of information on drawings ensures the proposal would comply with STP10, TP4 & 7 and GP 2 (h&I).

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the alterations would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties, or that of the existing site and has been designed to respect the proposed building and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.

8.0 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 Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 10.12.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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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.