**Document:** APL Planning Statement
**Application:** 22/01560/B — Erection of garden cabins for use as tourist accommodation (class 3.6) and therapy business and a covered structure (retrospective)
**Decision:** Permitted
**Decision Date:** 2023-04-12
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/9838-braddan-land-at-woodland-heights-ashley-garden-cabins-retrospective/documents/964288

---

# APL Planning Statement

2201560

![An aerial site plan showing a rural property with a red boundary line outlining the application area and existing structures.](https://images.planningportal.im/2022/12/119291.jpg)

20 DEC 2022

Sarah Corlett Town Planning Consultancy Ltd
Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW
t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com
Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett
Company Registration 134325C

#### 1.0 Introduction

![An aerial view of a rural property showing a main house, outbuildings, and dense surrounding vegetation.](https://images.planningportal.im/2022/12/119294.jpg)

1.1 The Cottage, Woodland Heights (hereafter referred to as The Cottage) is a detached dwelling which sits in a sizeable curtilage which includes a number of other buildings - The Malt House - a detached building which sits lower and to the north east of the main dwelling, a long greenhouse which sits to the north and two smaller sheds which sit to the north west of the greenhouse.

1.2 The site has two adjacent neighbours - Woodland Towers to the east and The Bungalow to the west. Woodland Towers is a very interesting building, having started life in the first half of the 19th century as a much smaller two store traditional cottage (Woodland Cottage) and which had distinctive towers added later in the 1800s and a further extension to the north added after that. The house was sold in 1892 to Charles Percy Okell, son of Dr. Okell the Malter who added the second tower in 1894 and which, by then was known as Woodland Towers. This is a Registered Building (RB133 called Woodlands Towers). The property was then purchased in 1903 by William Henry (Abdullah) Quilliam, founder of the first mosques in Britain - in Liverpool in 1889.

1.3 To the west is The Bungalow which sits higher than The Cottage and is a much expanded property which has two accesses onto Ashley Road, one of which passes immediately to the north of The Malt House and The Cottage and bisects the curtilage of both properties.

1.4 The area has previously thought to have accommodated various farming operations, an hotel in Woodland Towers, the gardens accommodating more greenhouses than can be seen today and leisure and recreation facilities in what is now the garden of Woodland Heights. Both The Cottage and The Bungalow have been extended and altered and the greenhouses reduced in area, as can be seen in the aerial photograph below from 2010.

Sarah Corlett Town Planning Consultancy Ltd
Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW
t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com
Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett
Company Registration: 134325C

#### 2.0 Planning policy

![The image displays a side-by-side view of a site location plan with highlighted boundaries on the left and an aerial map extract showing the property context on the right.](https://images.planningportal.im/2022/12/119297.jpg)

2.1 Planning policy takes a number of forms: land is designated for a particular purpose, or not, on an adopted Area or Local Plan (or where there is neither, Isle of Man Planning Scheme (Development Plan) Order 1982). Above this, there is the Isle of Man Strategic Plan 2016 which is not geographic but provides over-arching strategic policies which apply across the Island. Area Plans should be in general conformity with the Strategic Plan but where there is any contradiction of conflict, whichever was adopted later would prevail (paragraph 1.4.4).

2.2 Consideration can also be given in the determination of any planning application, to Planning Policy Statements, Planning Circulars, National Policy Directives (there is none as yet) or other statements of planning policy as well as other Government policies. Planning is a balance of all of these considerations as well as anything else which could be considered a material consideration.

2.3 The site lies within an area designated on the Area Plan for the East, adopted in 2020, as not for a particular purpose (below left) and therefore in the countryside. There are no Infrastructural or Community Constraints indicated on the respective maps with the Area Plan: in particular, the site is not shown as being at risk of flooding. On the Environmental Constraints map (below right) there are Registered Trees shown as covering all of the Woodland Heights and Woodland Towers land and part of that of The Bungalow.

2.4 When planning policy was first introduced in a map form, the Isle of Man Planning Scheme (Development Plan) Order 1982 contained areas of an area of High Landscape or Coastal Value and Scenic Significance in which this site sat. These have been replaced in the Area Plans by the designations and guidance in the Landscape Character Assessment 2008. Here, the site lies within an area of Incised Slopes - Conrhenny/Groudle (D3). The advice in the Area Plan for the East for these two areas is as follows and the full text from the original document is set out in Appendix Two:

Sarah Corlett Town Planning Consultancy Ltd
Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW
t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com
Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett
Company Registration 134325C

## Sarah Corlett

### Landscape Strategy

Conserve and enhance:
a) the character, quality and distinctiveness of this area of relatively sparse settlement;
b) its valley bottom woodland;
c) its National Glens;
d) the various archaeological features within the area.

### Key Views

Dramatic views to an Upland backdrop to the North and West. Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place. Close and distant views to the northern edge of Onchan/ Douglas settlement, which is visually harsh in places. Channelled views along the corridor of the Groudle River, which is enclosed in places.
2.5 The Strategic Plan presumes against development in undesignated areas and generally directs new building towards existing settlements (Strategic Aim, Strategic Policies 1, 2, 10, Spatial Policy 5). There are exceptions to this (General Policy 3) including the conversion of existing rural buildings to other uses (Environment Policy 16 and Housing Policy 11) although amongst the criteria is that the building shall be considered of historic, architectural or social interest.
2.6 Development which would result in the loss of trees of amenity value is presumed against (Environment Policy 3). Paragraph 5.14.2 of the Area Plan Written Statement refers to this in more detail:

Environment Policy 3 in the Strategic Plan protects woodland areas from unacceptable loss or damage and it is unnecessary to add to this policy approach. However, new development in the East should be designed to take existing tree coverage and woodland areas into account during any design schemes and use such areas as a starting point for additional landscaping. Development Briefs are used in this Plan to identify where tree surveys, mixed tree planting schedules and structural landscaping may be required.
2.7 Development which would adversely affect ecology is presumed against (Environment Policy 4) and development is now expected to result in at least no nett loss of biodiversity but ideally a biodiversity nett gain (Residential Design Guide).
2.8 Development is now also expected to demonstrate how it addresses Climate Change (Residential Design Guide).
2.9 Tourism-related development is generally welcomed although only where it complies with the other policies in the Strategic Plan so there isn't anything which would support new development in the countryside. However, the Government's Tourism Strategy and the Department for Enterprise's Non Serviced Accommodation Study are material considerations which have some weight in the consideration process. There have been applications approved for tourism development in areas not designated for development and some of these are listed below in Planning History. The Area Plan Written Statement makes reference to this principle:

### Tourism Proposal 6

The provision of low key rural tourist accommodation such as small scale camping pods in woodlands/plantations in the East will only be acceptable where it can be

## Sarah Corlett

demonstrated that there will be no adverse impact on the character and appearance of the landscape and the environment generally. Planning conditions will be imposed seeking removal of buildings no longer required for such uses.
2.10 The Tourism Strategy aims to increase the number of visitors coming to the Island and improve the quality of tourist accommodation and facilities, with a focus on unique design and high quality experiences which are Island-specific and which acknowledge and reflect the Island's Unique Selling Points (landscape, ecology, natural beauty, Biosphere, Dark Skies, history and architecture) and are aimed at key types of visitor. Generally, tourism development which is either self sufficient in itself or part of an existing tourism or related operation are preferred to isolated facilities.
2.11 There are no specific policies which deal with therapeutic services although the planning applications referred to in the next section demonstrate that it is possible that such facilities may be considered favourably when offered at residential properties.

### 3.0 Planning history and related applications

3.1 The site has been the subject of a number of applications which were approved unless otherwise indicated:

#### 3.2 Main dwelling, Woodland Heights

91/1005/B - alterations to doors and windows
06/00577/B - alterations and extensions and garage
13/00243 - two extensions, Woodland Heights
18/00080/B - installation of dormer window, Woodland Heights

#### 3.3 Malt House

91/00677/B - conversion to garage/workshop and studio
10/01141/C - change of use to ancillary living accommodation
22/00050/B - alterations to create two residential/tourist units

#### 3.4 The Bungalow

07/00802/B - alterations and extensions
16/00256/B - alterations and extension

#### 3.5 Woodland Towers

85/00985/B - erection of ornamental garden summerhouse
21/00167/CON - alterations and internal works - refused on 25th November, 2021

### Other sites - tourism development

3.6 In other parts of the Island, planning approval has been sought for tourist related development. In East Baldwin at Ballawyllin Farm, planning approval was granted for two free standing cabins to complement the existing bed and breakfast and complimentary therapy facility operated at that site as well as approval that was granted for the additional use of an existing detached cottage within the grounds, as tourist accommodation (16/00314/B and 13/00842/C).
3.7 A larger scale tourist development was approved at Knockaloe Beg Farm in Patrick comprising tourist units formed from existing outbuildings with a cafe and yurts in the field to the rear (20/00488/B, 16/00212/C, 14/00460/B, 12/00083/C, 06/02242/B, 05/92183/B).
3.8 Camp sites have also been approved on existing farms at Silly Moos in Lezayre (18/00010/B), Glenlough Farm (21/00349/B, 12/00057/B, 12/00052/B, 11/00549/B), Glendown Farm in Port St. Mary/Port Erin (17/01186/B, 17/00620/B, 14/00800/B, 03/00806/B) and Ballamoar Farm in Ballaugh (16/00549/B, 16/00545/B and 12/00136/B)
3.9 Perhaps the largest scale recent development approved was at Port Erin (20/00496/B and 21/01009/B). This was for 30 glamping pods and cabins, tented and motorhome camping and a welcome centre.
3.10 A larger development in the north of the Island was withdrawn prior to it being considered in 2018 (17/00956/B). This was for 55 holiday lodges with associated facilities and infrastructure.

#### 3.11 Other sites - therapy and beauty facilities

3.12 Planning approval is not required for working from home provided that those working are resident at the property concerned and where there are no staff or callers (Class 5 of the Town and

## Sarah Corlett

Country Planning (Change of Use)(Development)(No 2) Order 2019). However, planning approval has been sought and granted for facilities which do not comply with these requirements, as follows:

21/00355/C proposed the additional use of a room as a beauty treatment business within 44, Buttermere Drive in Onchan and was approved on 12th July, 2021.

21/00403/C proposed the conversion of a detached garage at 10, Banks Howe in Onchan to a hairdressing/salon and was approved on 14th June, 2021

21/00289/C proposed the additional use of The Spinney at The Dollagh in Ballaugh and was approved on 24th April, 2021

21/00019/C proposed the additional use of 37, Woodbourne Road in Douglas as a massage therapy business and was approved on 29th March, 2021

20/01288/B proposed the erection of a summer house at 17, Broogh Wyllin in Kirk Michael for use as a hair salon and was approved on 15th February, 2021

20/01057/B and 20/01330/C proposed the conversion of a garage to a physiotherapy room and the additional use of a garage as a fitness studio/gym respectively at The Gatehouse in The Colony, Maughold and 1, Laurenton Avenue in Douglas and were both approved on 4th January, 2021.

21/00655/C proposed the additional use of residence as a massage therapy business at The Spinney, Dreemskerry, Maughold - permitted on 13th August, 2021.

21/00373/C - additional use of part of residence as hairdressing salon - approved on appeal on 2nd December, 2021.

![A collage of four photographs displaying the exterior and interior of garden cabins and the surrounding landscaped grounds.](https://images.planningportal.im/2022/12/119299.jpg)

#### 4.0 The proposal

4.1 Proposed is retrospective planning approval for two garden shed/summer houses which sit at the northern end of the garden, along with a covered 'cabana' type brick structure which sits lower down and to the east of the sheds.

[^0]
[^0]:    Sarah Corlett Town Planning Consultancy Ltd
    Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW
    t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com
    Directors: Sarah Elizabeth Corlett Nicola Jane Corlett
    Company Registration 134325C

4.2 The intention is to use one of the summer houses as a therapy suite for the owners' daughter who runs a therapy business (flourishtherapies.im) and the use of the other as a unit of tourist accommodation although the therapy unit could also provide additional tourist accommodation although the primary purpose of this structure is as a therapy facility. The units would also have use of the gardens and woodland to complement the facilities in the building and would also complement the approved tourist accommodation in the Malt House.

4.3 The operator of the therapy business does not live on the premises but wishes to have a base which is located in a quiet, rural location where there is access to natural landscape, trees and flowers and a calm and peaceful environment. Woodland Heights is ideal for this and has adequate car parking and is very close to Onchan and Douglas. Isle of Man Government acknowledges the importance of mental health with one in four people in their lifetime experiencing some mental health problems and publicly recommending contact with the primary care system but saying also that in some circumstances, secondary care mental health services may be helpful and what flourish therapies do supports this network of Government service.

4.4 In 2011, the local census report outlined economic problems and the potential risk to mental health of the population, with increased prevalence of emotional distress (anxiety and depression). This is further compounded by Covid-19 pandemic, which has disrupted or halted mental health services in 93% of countries worldwide (World Health Organisation; WHO, 2021). Locally, some have raised concerns of 'a mental health crisis' on the island, due to lockdown and border restrictions (2020, Manx Radio; https://www.manxradio.com/news/isle-of-man-news/mental-health-waiting-times-to-be-published-when-ready/). The World Health Organisation (WHO) highlight that good mental health is absolutely fundamental to the overall health and wellbeing of communities, and countries must be decisive in investing more funding in mental health initiatives, during and beyond the pandemic. This is recognised locally, with the Strategic Plan for Mental Health and Wellbeing (2015-2020) setting the objective to ensure timely and appropriate interventions for people, with all

Sarah Corlett Town Planning Consultancy Ltd
Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW
t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com
Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett
Company Registration 134325C

![A collage of three photographs showing the interior of a furnished cabin, an exterior wooden structure in a garden, and a landscaped garden area with a pergola.](https://images.planningportal.im/2022/12/119301.jpg)

## Sarah Corlett

sectors working together to improve mental health and wellbeing. The therapy business operator believes it is an important time to establish more pathways in accessing evidence-based, psychological support and based in a natural environment which promotes good mental health.
4.5 It is anticipated that there would be 3 clients per day, each session lasting 50 minutes and with 30 - 60 minutes in between each session. It is anticipated that the therapy business would operate Mondays, Tuesdays and Wednesdays between 0830hrs and 1500hrs. Parking would be available for clients within the curtilage as shown in the plans, where there are ten spaces available for all users of the site.
4.6 The tourist accommodation in the cabin is very modest - the cabins are 4.79 m by 2.83 m with a ridge height of just over 2.5 m and the other, a little over 5 m by 3 m and 2.7 m high and it is proposed to offer in the smaller unit, a glamping style unit accommodating up to 2 people sharing which would be able to utilise the toilets and shower facilities in the Malt House, as would clients of the therapy business if required. There would be books to read and wi-fi if required and there may be outdoor therapy classes organised for users of the site. It is not anticipated that children or dogs would be accommodated in the new structures and that the focus for visitors would be the natural environment, peace and quiet.
4.7 The cabana provides a pizza oven and comfortable, covered outside space for all users of the site. The owners' intention is to reinforce the existing landscaping which already includes fruit and flowers which support bees and birds and the adjacent woodland provides habitat for a variety of wildlife which could be of interest to those visiting the site. The site is also close to a network of footpaths and not far from Onchan with its range of amenities.

#### 5.0 Conclusion

5.1 The proposal would make good use of a sizeable garden and provide services which are valuable to the local population and economy as well as providing an income to help support the upkeep of the large curtilage. The therapy business would provide much needed therapy in a highly suitable location and the tourist unit would add insignificantly to approved tourist accommodation within the site whilst helping to provide the additional high quality, unique tourist accommodation the Tourism Strategy seeks. There is a synergy between the tourist and therapy uses with each complimenting the other and providing a comfortable and quality environment for its users whether overnight or for a shorter session and where there would be therapeutic packages offered to visitors whether or not this is the main purpose of their stay.
5.2 There is car parking available to accommodate all the additional users of the site and it is not considered that the additional visitors would have a material impact on the living conditions of those in the two adjacent properties. Ashley Road from its junction with the road to the primary school, is lightly trafficked with only a small number of properties served by it and the small increase in users from the proposed use of the two cabins is not considered to be unacceptable.
5.3 As such, whilst the site is not designated for development, it is considered that the proposed development supports Government policies and is not in conflict with the planning policies which protect the environment and support sustainable development.

### Sarah Corlett

20.12.22

### Appendix One - Landscape Character Assessment 2008

### D3 Conrhenny/Groudle

### Key Characteristics

- Gently rolling topography, which is cut by a series of rivers.
- Contain the relatively narrow corridors of the Groudle and Ballacottier Rivers.
- Patchwork of organised pasture and arable fields delineated by a combination of hedgerows, Manx banks and visible drainage ditches.
- Patches of regular coniferous woodland plantations as visible landmarks with the surrounding landscape.
- Distinctive black and white Manx milestones lining the A2 road corridor.
- Series of scattered, isolated farmsteads (several of which have associated modern farm buildings).
- Sense of enclosure provided by Uplands to the north-west.
- Open views to visually harsh red roofs of modern housing developments at the edge of Onchan dominate views southwards.
- Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place.

### Overall Character Description

This character area encompasses gently rolling topography, which is cut by a series of small rivers and streams, including Groudle River and Ballacottier River, which flow north-south across the area. To the north of Onchan, the Groudle River has been dammed to form two triangular reservoirs, Kerrowdhoo and Clypse, which are visible on the horizon on approach to the area. Landscape within the area is covered by a patchwork of organised pasture and arable fields, which are delineated by a combination of hedgerows and Manx banks. Ditches are also characteristically visible at field boundaries in certain locations. Three regular-shaped coniferous woodland plantations are situated on sloping land to the northeast of Onchan and provide recognisable sense of place. Set against a dramatic upland backdrop, these woodlands create a sense of enclosure surrounding Conrhenny equestrian centre and provide recognisable landscape features within an otherwise predominantly open landscape. To the south, the area is served by the main A2 road, which runs along the coastline and connects Douglas in the south to Laxey in the north.

A series of relatively quiet, rural roads lead northwards from this main road corridor, towards the upland backdrop. Settlement pattern consists of a series of scattered, isolated farmsteads, several of which have visually intrusive modern farm buildings in proximity to the older, traditional farmhouses. A sense of enclosure is provided by Uplands to the northwest. Overall, there is a relatively strong sense of tranquillity throughout the character area, at distance from major roads corridors and the edges of Onchan. To the north of Onchan, the geometric course of the A18 (TT course), with several viewing platforms and Marshals' boxes, provides a recognisable transport corridor within the area. The sense of tranquillity is greatly disturbed during TT season. The meandering path of the Groudle River (which is enclosed and wooded in places) abuts the north-eastern edge of Onchan and flows eastwards to join the sea at Port Groudle. Just to the south of this river corridor, King Edward Bay golf course (situated on a prominent hill, and consisting of several areas of rough grassland and heathland) provides a distinct and recognisable landscape feature. In several places, open views to visually harsh red roofs of modern housing developments at the edge of Onchan dominate views southwards. Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to a strongly recognisable sense of place.

## Sarah Corlett

### Key Views

- Dramatic views to an Upland backdrop to the north and west.
- Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place.
- Close and distant views to the northern edge of Onchan/ Douglas settlement, which is visually harsh in places.
- Channelled views along the corridor of the Groudle River, which is enclosed in places.

### Historic Features

- St. Adamnan's/Lonan Old Church
- Standing stones and tumuli Ecological Features
- Biodiversity value within regular patches of predominantly coniferous woodland.
- Stream corridors.
- Intact network of mature hedgerows.

### Evaluation of Inherent Landscape Sensitivities

- Fragmented woodland in valley bottoms.
- Rivers and reservoirs with riparian habitats.
- Scattered settlement pattern of isolated farms and hamlets.
- Sites of archaeological importance.
- Manx Milestones by roadside.
- Well-vegetated character alongside A-roads.
- Victorian Isle of Man Steam Railway and station.

### Landscape Strategy

The overall strategy is to conserve and enhance the character, quality and distinctiveness of this area of relatively sparse settlement, its valley bottom woodland, its National Glens and the various archaeological features within the area.

## Sarah Corlett

### Appendix Two - Relevant Strategic Plan policies

Strategic Aim: To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage.

Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.

Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.

Strategic Policy 4: Proposals for development must:
(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
(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; and
(c) not cause or lead to unacceptable environmental pollution or disturbance.

Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.

Strategic Policy 8: Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions.

Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement.

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.

General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;

## Sarah Corlett

(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;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(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;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption.

General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of....
...(f) building and engineering operations which are essential for the conduct of agriculture or forestry
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.

Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
(a) the development would not harm the character and quality of the landscape; or
(b) the location for the development is essential.

Environment Policy 3: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.

Environment Policy 4: Development will not be permitted which would adversely affect:
(a) species and habitats of international importance:
(i) protected species of international importance or their habitats; or
(ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites.

### Town Planning Consultancy

(b) species and habitats of national importance:
(i) protected species of national importance or their habitats; (1) Wildlife Sites are defined in Appendix 141
(ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or
(iii) Marine Nature Reserves; or
(iv) National Trust Land.
(c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats.

Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward.

Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:
i) pollution of sea, surface water or groundwater;
ii) emissions of airborne pollutants; and
iii) vibration, odour, noise or light pollution.
9.5.5 In recognition of this the Department proposes that new forms of contemporary tourism development will be welcomed, particularly those that satisfy customer demand for high quality accommodation in rural areas provided that they comply with the policies in the plan. Farmhouse accommodation or quality self catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policy 9. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policy 11.

Business Policy 11: Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be (1) Tourism Strategy 2004 - 2008 Fit for the Future Department of Tourism and Leisure April 200487 situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted.

Business Policy 12: Permission will generally be given for the conversion of redundant buildings in the countryside to tourist use providing that the development complies with the policies set out in paragraph 8.10. - Housing Policy 11.

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*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/9838-braddan-land-at-woodland-heights-ashley-garden-cabins-retrospective/documents/964288*