**Document:** Planning Officer Report Recommendation **Application:** 10/01444/B — Erection of a building to provide dining, teaching and changing facilities with associated parking **Decision:** Permitted **Decision Date:** 2010-11-15 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/37241-braddan-ardwhallin-adventure-centre-west-baldwin-parking/documents/1362145 --- # Planning Officer Report Recommendation **Application No.:** ** 10/01444/B ** **Applicant:** ** Department Of Education Works Division ** **Proposal:** ** Erection of a building to provide dining, teaching and changing facilities with associated parking ** **Site Address:** ** - Ardwhallin Adventure Centre - West Baldwin - Isle Of Man - IM4 5EU ### Considerations **Case Officer:** Mr A Holmes ** **Photo Taken:** ** Senior Planning Officer ** **Site Visit:** ** Senior Planning Officer ### Written Representations ### Consultations **Consultee:** Braddan Parish Commissioners **Notes:** no objection **Consultee:** Manx Electricity Authority **Notes:** Interest expressed ### Officer's Report #### The Application Site And Proposed Development The application site comprises land and existing built development at Ardwhallin Adventure Centre, which is located in the West Baldwin area of Braddan. The proposed development comprises the erection of a building to provide dining, teaching and changing facilities with associated parking. #### Planning History Whilst the application site and surrounding land has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application. #### Representations Braddan Parish Commissioners have no objection to the planning application. The Manx Electricity Authority express an interest in the planning application. #### Planning Policy In terms of local plan policy, the application site is within a wider area of land that is designated as open space (agriculture) under the Braddan Parish District Local Plan. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 3 states: "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, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; 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-dependent 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." ## ASSESSMENT The planning application seeks planning approval for the erection of a building to provide dining, teaching and changing facilities with associated parking. The proposed development was the subject of pre-application discussion with the applicant's agent. The existing facilities at Ardwhallin are limited and restrict the operation of the centre. The proposed building seeks to address this by providing improved changing and dining/seminar facilities. In terms of the principle of development it is therefore considered that the development constitutes an exception to the presumption against development in the countryside under (g) and (h) of General Policy 3 of the Isle of Man Strategic Plan 2007. In terms of the specific impacts of the proposed development the two main considerations are the effect on public amenity and the effect on private amenity. With regard to impact on public amenity the proposed development is contained within the existing ground of buildings at Ardwhallin and should not cause significant additional impact. The design of the proposed development is generally traditional in form and appearance. In respect of impact on private amenity the amenity of the adjoining residential property (Ard Whallin) is suitably protected by existing buildings and tree cover, as well as the general position, orientation and fenestration of existing and proposed buildings. Appropriate drainage and parking is provided for the proposed development. It is recommended that the planning application be approved. ## PARTY STATUS It is considered that the following parties that made representations to the planning application should be afforded interested party status: Braddan Parish Commissioners. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Manx Electricity Authority. Recommendation Recommended Decision: Permitted Date of Recommendation: 05.11.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals 5 November 2010 10/01444/8 Page 2 of 3 C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to drawing no.s K224/P/10/01, K224/P/10/02, K224/P/10/03, K224/P/10/04 and K224/P/13-01 date stamped the 1st October 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted Date: 8/11/10 Signed: ______________________________ Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/37241-braddan-ardwhallin-adventure-centre-west-baldwin-parking/documents/1362145*