6 April 2006 · Planning Committee
Ballachrink Farm Cottages, Lane From Ballaragh Road To Ballachrink Farm Cottages, Ballaragh, Laxey, Isle Of Man, IM4 7pj
The site at Ballachrink Farm already hosts a farmhouse and existing tourist accommodation from converted outbuildings and prior approvals. The proposal sought full approval for five new linked self-catering holiday cottages, plus laundry, storage, and extra on-site parking, using plans similar to a lapsed 1996 approval…
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The officer noted prior approvals in 1996 (95/0681 at appeal, 96/0577 full details) under lapsed Eastern Sector Plan policies favoring tourism, but emphasized 'planning policy has significantly change…
Policy L/TRT/PR/2
Permits only tourism-associated developments on designated tourism sites; explanatory text notes Ballachrink cottages approved specifically for tourism (not residential), with re-assessment removing some prior tourism lands. Officer assessed proposal as new-build intruding beyond strict tourism designation into other areas.
Sites identified as woodland or open space
No development generally permitted in open space/woodland to protect amenities; positive consideration for tourist facilities only in existing farm groups using redundant buildings of character (per Circular 3/89). Site partly open space; proposal is new-build, not conversion.
Planning Circular 1/88 Residential Housing in the Country
Presumption against new residential development outside zoned areas to keep countryside substantially free; exceptions limited (e.g. agricultural workers). Holiday cottages treated as residential-form development; site unzoned, no exceptions apply.
No objections; recommended approval
No adverse traffic impacts
No specific comment on merit of planning application
No specific comment on merit of planning application
No specific comment on merit of planning application
No specific comment on merit of planning application
Mixed responses to planning application 05/92305/B for five self-catering holiday cottages at Ballachrink Farm, Lonan, with SPMC&E objecting strongly on countryside development policy grounds, DOT Highways raising no adverse traffic impacts, Lonan Parish Commissioners approving, …
Key concern: blatant TANDEM DEVELOPMENT and new houses in the countryside that are not harmless
SPMCE
ObjectionBUT WE SHOULD HAVE DONE! The present development is blatant TANDEM DEVELOPMENT and it should not be perpetuated. The Society OBJECTS.; New houses in the countryside have to be opposed unless they can be considered harmless, and this clearly is not.; The Society STRONGLY OBJECTS
DOT Highways
No ObjectionNo adverse traffic impacts.; Visibility splay assessed using stopping sight distance at 40 mph.
Manx Electricity Authority
Conditional No ObjectionPlease contact Anthony Kinrade or Ian Horsey... as there is High Voltage Overhead Lines running alongside the area highlighted in planning application.; no building or construction work to be carried out within a 9 metre Corridor either side of the outside conductor of the 11kV Overhead line.
Conditions requested: Contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, Network Services, to discuss working practices around these lines; no building or construction work to be carried out within a 9 metre Corridor either side of the outside conductor of the 11kV Overhead line; All work on the site to be carried out with reference to HSE Guidance note GS6
Lonan Parish Commissioners
Supportthe board has approved the above Planning Application.; Lonnan Parish Commissioners have raised no objections to this application, and their position remains unchanged.
Disability Access Office
Conditional No ObjectionEntrances should be accessible to an unassisted wheelchair user.; Each Disabled bay should be should be 5.7m Long and 4.2m Wide to allow room at the side and at the back for wheelchair transferring if needed.
Conditions requested: Entrances should be accessible to an unassisted wheelchair user.; Any alterations or extension should be built under the Part M Building Regulations and accessible to an unassisted wheelchair user.; Car Park provision should include a ratio of designated disabled parking places in line with the table: Up to 200 spaces - 5% of car park (min 3 spaces); Over 200 spaces - 4% of car park plus 4 spaces.; Each Disabled bay should be 5.7m Long and 4.2m Wide
Isle Of Man Fire And Rescue Service
No CommentI RECOMMEND THAT THE APPLICANT CONSULTS THE FIRE SAFETY DEPARTMENT TO DISCUSS ALL ASPECTS OF FIRE SAFETY IN CONNECTION WITH THIS APPLICATION.
Conditions requested: THE APPLICANT CONSULTS THE FIRE SAFETY DEPARTMENT TO DISCUSS ALL ASPECTS OF FIRE SAFETY IN CONNECTION WITH THIS APPLICATION.
The original application PA05/92305/B for 5 holiday cottages, laundry/storage and parking was refused by the Planning Committee primarily on policy grounds citing the Laxey and Lonan Area Plan 2005 and Circular 1/88. The appellant argued the proposal matched a lapsed 1996 approval (PA95/0681), extended a successful tourist complex identified for tourism in the Local Plan, had minimal visual impact, and supported the local economy without policy change justifying refusal. The Council defended refusal due to the site's designation in an Area of High Landscape Value, extension onto open space, and no special treatment for tourism over countryside protection. Inspector Hurley found the 2005 Area Plan had shifted policy emphatically towards countryside protection, previous approval outdated, economic benefits outweighed by precedent risks, and slight visual/traffic impacts harmful; he recommended dismissal.
Precedent Value
Demonstrates Area Plans take precedence over prior approvals; tourism gets no policy leniency in countryside/high landscape areas post-2005. Future applicants must show compliance with current designations, avoiding open space encroachment, and recognise economic arguments alone insufficient against countryside protection.
Inspector: Michael Hurley
