13 February 2023 · Planning Committee
Outbuildings, Middle Cordeman, Cordeman Road, St Marks, Ballasalla, Isle Of Man, IM9 3aj
The proposal at a field adjacent to St Marks Country Park (formerly Middle Cordeman Farm) sought approval in principle for erecting 6 tourism chalets (potentially 1-4 bedrooms), 4-5 craft studios, motorhome overnight parking for around 6 vehicles, and camping facilities, reserving detailed matters for later.
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The officer concluded the proposal constitutes inappropriate new built development in unzoned countryside, failing to meet any exceptional criteria under Policy GP3 of the Isle of Man Strategic Plan 2…
General Policy 3
Requires exceptional circumstances for development in unzoned countryside. The officer assessed the proposal as new built tourism not meeting any listed criteria (e.g. no overriding national need), placing it adjacent to farm buildings but in open countryside, thus failing the policy test for protecting rural landscapes.
Business Policy 11
Applies countryside protection policies to tourism with equal weight, preferring building conversions. New chalets and facilities were deemed contrary as they introduce built development threatening the rural landscape essential to tourism appeal.
Business Policy 12
Permits conversion of redundant countryside buildings to tourist use if compliant with other policies. Proposal involves new builds, not conversions, so non-compliant.
Business Policy 13
Permits private residential properties for tourist use without harming neighbours. Site lacks relevant residential properties for such conversion.
Business Policy 14
Allows rural tourism if compliant with Plan policies, encouraging farmhouse or barn-based self-catering. New chalets, crafts, and motorhome parking exceed encouraged types and fail GP3.
Business Policy 15
Seeks to identify redundant sites for tourist use in Area Plans. No such identification here; new development not supported.
no objections
no significant negative impact subject to cycle parking and EV points being included
no drainage to the public highway
Multiple consultees including DOI Highways, DOI Drainage, Malew Parish Commissioners, and Visit Isle of Man Agency provided responses, with most indicating no objection subject to conditions or further information, while one private individual objected due to traffic concerns on Cordeman Road.
Key concern: Surface water runoff onto public highway contravening Highway Act
Malew Parish Commissioners
No ObjectionI can confirm that the Commissioners have no objections to the following applications: 22/00782/A
DOI Highways
Conditional No ObjectionHighways Development Control note the amendments to the description uploaded on 5 January 2023 and after review continues to not oppose this proposal but this should be conditional on further details being submitted for approval; Please could this matter be clarified and, if necessary, regularised; Highways Development Control after reviewing this Application finds it to have no significant negative impact upon highway safety, network functionality and /or parking
Conditions requested: Scaled plans and / or written specification at reserve matters stage to include: i. Means of access ii. Visibility splay on exit from the access onto the public road iii. Internal layout, including for circulation and turning, parking, collections and deliveries, such as waste iv. Surface water drainage v. Parking provision for cars, bicycles, camper vans etc.to adopted standards / criteria vi. Accessibility audit to Manual for Manx Roads Appendix E vii. Swept path analysis viii. Explanatory text with justifications; One [access] would need to be closed off and the boundary reinstated
DOI Drainage
Conditional No ObjectionRecommendation: Please provide additional information of the drainage system to demonstrate surface water runoff will not drain onto the public highway
Conditions requested: Please provide additional information of the drainage system to demonstrate surface water runoff will not drain onto the public highway
Visit Isle of Man Agency
No CommentUnfortunately, the information available on the planning portal does not provide a sufficiently detailed view of the proposed development to make a valid assessment of the proposition; Officers are not able to provide a more considered response at this stage; The Officers would encourage the applicant to engage further as part of the planning application process
