05/92305/BRefused

6 April 2006 · Planning Committee

Construction of five self - catering holiday cottages with provision of laundry and storage facilities and creation of additional on - site car...

Ballachrink Farm Cottages, Lane From Ballaragh Road To Ballachrink Farm Cottages, Ballaragh, Laxey, Isle Of Man, IM4 7pj

Received5 Dec 2005

Validated7 Dec 2005

Committee30 Mar 2006

Decided6 Apr 2006

4 months

Received5 Dec 2005

Validated7 Dec 2005

Committee30 Mar 2006

Decided6 Apr 2006

4 months

Why was this refused?

Conflict with Laxey/Lonan Area Plan 2005 policies L/TRT/PR/2 and L/TRT/PR/3
Presumption against new-build in countryside per Circular 1/88 Revised
Policy evolution since 1996 approvals under lapsed plans
High landscape value/scenic significance
Intrusion into open space/woodland designations
No justification overriding countryside protections

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…

Refusal Reasons

✗Although approval for a similar development was previously granted in 1996 it has to be recognised that planning policy has significantly changed since that time. As such there are materially different considerations in the assessment of this planning application. Specifically, the development proposed by this planning application is contrary to both the current local plan policy that is set out by the Laxey and Lonan Area Plan Order 2005 and the general presumption against new residential development in the countryside that is set out by Planning Circular 1/88 (Revised). As such the planning application and the development that it proposes are deemed to be inappropriate.

Documents (14)

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Decision & Reasoning

Refused6 April 2006

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…

Policies Assessed (3)

L/TRT/PR/2

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.

L/TRT/PR/3

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.

1/88

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.

Public Comments (7)

SupportLonan Parish Commissioners(parish)

No objections; recommended approval

SupportHighways Division, Department of Transport(statutory consultee)

No adverse traffic impacts

SupportIOM Water Authority(statutory consultee)

No specific comment on merit of planning application

SupportDisability Access Officer(statutory consultee)

No specific comment on merit of planning application

SupportChief Fire Officer, Isle of Man Fire and Rescue Service(statutory consultee)

No specific comment on merit of planning application

SupportManx Electricity Authority(statutory consultee)

No specific comment on merit of planning application

ObjectionSociety for the Preservation of the Manx Countryside and the Environment (S.P.M.C. & E.)(statutory consultee)

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People

Anthony Holmes

Case Officer

Hesketh Investments Limited

Applicant

Key Information

Reference: 05/92305/B
Decision: Refused
Date: 6 April 2006
Parish: Lonan
Property: 🏠 Dwelling
Year: 2005
Type: Full Planning Application
Category: Other
Scale: moderate

Property Details

Property Type: mixed
Proposal Type: new build
Context: rural

Property Planning History (11)

05/92305/BRefused2005Viewing

Construction of five self - catering holiday cottages with provision of laundry and storage facilities and creation of additional on - site car parking

04/01155/ARefused2004

Approval in principle for the erection of twenty five additional self catering holiday cottages, a serviced camping site, and alterations to improve visibility to existing highway access, Field 611566,

98/01429/BApproved1998

Extension to dwelling, Ballachrink, Ballaragh, Lonan.

98/00821/BApproved1998

First floor extension and internal alterations to holiday cottages, Ballachrink Farm Cottages, Ballaragh Road, Lonan.

97/00038/AApproved1997

Approval in principle for first floor extension to Holly Cottage and subsequent enlargement of Fuschia Cottage at first and ground flo

96/01034/BApproved1996

Erection of conservatory, Ballachrink Farm, Ballaragh Road, Lonan.

95/00681/ARefused1995

Approval in principle for 5 additional self catering holiday cottages, Ballachrink Farm Cottages, Ballaragh Road, Lonan.

92/00297/BWithdrawn1992

Provision of stables, tackroom and garages, Ballachrink Farmhouse, Ballaragh, Lonan.

91/01497/BApproved1991

(a) Extension to form additional living accommodation; and (b) provision of stables and garages, Ballachrink, Ballaragh Road, Lonan

88/01734/BApproved1988

Conversion of barns to 4 self-contained holiday units with parking/garaging, Ballachrink Farmhouse, Ballaragh Road, Lonan

Why was this refused?

Conflict with Laxey/Lonan Area Plan 2005 policies L/TRT/PR/2 and L/TRT/PR/3

Presumption against new-build in countryside per Circular 1/88 Revised

Policy evolution since 1996 approvals under lapsed plans

High landscape value/scenic significance

Intrusion into open space/woodland designations

No justification overriding countryside protections

Refusal Reasons

✗Although approval for a similar development was previously granted in 1996 it has to be recognised that planning policy has significantly changed since that time. As such there are materially different considerations in the assessment of this planning application. Specifically, the development proposed by this planning application is contrary to both the current local plan policy that is set out by the Laxey and Lonan Area Plan Order 2005 and the general presumption against new residential development in the countryside that is set out by Planning Circular 1/88 (Revised). As such the planning application and the development that it proposes are deemed to be inappropriate.

Policies Assessed (3)

L/TRT/PR/2

Policy L/TRT/PR/2

L/TRT/PR/3

Sites identified as woodland or open space

1/88

Planning Circular 1/88 Residential Housing in the Country

Public Comments (7)

SupportLonan Parish Commissioners(parish)

No objections; recommended approval

SupportHighways Division, Department of Transport(statutory consultee)

No adverse traffic impacts

SupportIOM Water Authority(statutory consultee)

No specific comment on merit of planning application

SupportDisability Access Officer(statutory consultee)

No specific comment on merit of planning application

SupportChief Fire Officer, Isle of Man Fire and Rescue Service(statutory consultee)

No specific comment on merit of planning application

SupportManx Electricity Authority(statutory consultee)

No specific comment on merit of planning application

ObjectionSociety for the Preservation of the Manx Countryside and the Environment (S.P.M.C. & E.)(statutory consultee)