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Application No.: 16/01258/B Applicant: JR Creer Ltd Proposal: Erection of craft workshop building to replace approved facilities block, relocation of waste water treatment plant, relocation of approved facilities block within car park previously approved under PA 16/00125/B Site Address: Middle Cordeman Farm Cordeman Road St Marks Ballasalla Isle Of Man Case Officer : Miss S E Corlett Photo Taken: 15.12.2016 Site Visit: 15.12.2016 Expected Decision Level: Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE
1.1 The site is the curtilage of Cordeman Farm, a holding situated to the north of the Bayrauyr (the road which links St. Mark's with the A3 Foxdale Road). The farm holding has a collection of buildings within it: a farmhouse, farm shop, agricultural sheds, farm dwelling and has permission for more development in the form of a hedgehog information centre and tourist units which are scattered further afield within the holding (see Planning History). - 1.2 The site has permission for tourist occupancy in the approved units and an acceptance that the holding is not just an agricultural farm in the conventional sense but also somewhere where the public may visit, through the approval of the shop and the hedgehog information centre. - 1.3 Work is progressing on the approved scheme, the lane being rough formed but muddy and the parking area cleared but not surfaced at the time of the site visit. The extension to the facilities building opposite the farmhouse is underway and the hedgehog information facility is currently being accommodated in the shed behind this where animals are being kept (rabbits and poultry). The tholtans are under construction at their various locations within the site and are presently conspicuous in the landscape as the thatched roof has not yet been put on and the external walls have not been finished in the brown or green approved colouring. THE PROPOSAL
2.1 Proposed now is the erection of two buildings, both the same size (drawing 1317.5 seems to have been reduced from its original size as the annotated measurements are greater than the scaled ones), both rendered with a pitched sheeted roof and one to provide a workshop and the other facilities associated with the tourist and visitor operation - toilets, laundry and showers. The workshop is to be built where the facilities building was previously approved, in the main farm yard group and the toilets in a position where no building was previously proposed within the car park to the south of the large agricultural shed to the south of the main farm yard group. The toilet building
will be at the edge of the newly created car park. The buildings are both 4.65m by 10.3m and with
2.2 Following discussions with Highway Services the application has been amended to provide a bollard lit pedestrian route around the car park to facilitate pedestrian access to the facilities building. - 2.3 Also proposed is the relocation of the approved wastewater treatment facility to the south of the car park from a previous location to the west of the large agricultural building.
3.1 The site is within an area on the Area Plan for the South adopted in 2013 designated as open space, that is, not identified for a particular purpose. During the consideration of the Area Plan, the applicant made a submission to the Department to have this site designated as Tourism (for the creation of 6 holiday chalets) but this was rejected on the basis that the site is clearly part of the countryside and the proposal does not comply with any of the exceptions listed in the Strategic Plan. - 3.2 The site lies within an area of Incised Slopes on the draft Landscape Character Appraisal where the APS states the following:
Ballamodha, Earystane and St Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities.
Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons. Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views.
3.3 There are no specific landscape policies which should be applied to this area. - 3.4 The Area Plan includes part of the southern part of the site, near where the ponds are situated, as a draft area of ecological interest. - 3.5 The Strategic Plan protects the countryside for its own sake (EP 1) and sets out in General Policy 3 where there may be exceptions to this general provision:
"a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10)
3.6 The Plan is very specific that tourism-related development should be subject to no less strict restrictions than other forms of development as the countryside itself is one of the attractions for tourists to the Island (paragraph 9.5.3). PLANNING HISTORY
4.1 Planning applications have been submitted for a number of agricultural buildings, including a farm shop and farm dwellings, most of which have been approved. One application, PA 02/00176/B was refused for the creation of a lake for the reason that:
"The proposed lake would be created in an area which encompasses wet rushy pasture with nesting curlew and frogs present. It is considered that the proposed development would adversely affect an area in which a species protected under the Wildlife Act 1990 is present, and is therefore contrary to the provisions of the said Act."
4.2 Most recently planning approval has been granted for the creation of the hedgehog centre, pond, visitor facilities under 16/00125/B. REPRESENTATIONS
5.1 Malew Parish Commissioners do not oppose the application (08.12.16). - 5.2 Department of Infrastructure Highway Services oppose the application for the following reasons: "The proposal is to make alterations to PA 16/00125/B with regard to the location of facilities within the site. The proposed re-location of the facilities block to the car park will not cause any issues for the car parking provision but may cause issues for pedestrians accessing the facilities as they will now have to negotiate moving vehicles; this will be a particular issue during darkness if lighting is not provided and for children or disabled users. A dedicated pedestrian route is required through the car park.
Highway Services oppose this application as it does not comply with GP2 (h) of the strategic plan as it does not provide satisfactory amenity standards."
5.3 No response has been received following the submission of amended plans designed to address the highlighted issues. ASSESSMENT
6.1 The proposed facilities are to replace those previously sited elsewhere within the site and also to provide toilet and laundry facilities which will be a welcome addition to the overall site. Neither site is particularly conspicuous and there is no impact from moving the toilet and laundry block to the car park location. - 6.2 There is a now a lighted access from the toilet from the car park which will guide those using the facility in darker hours. The relocation of the wastewater treatment system will have little environmental impact. - 6.3 The proposal is considered to be acceptable and is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 20.02.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This decision relates to drawing 1317.10 Rev 1 received on 11th January, 2017 and the location plan and drawings 1317.5 and 1317.11 all date stamped as received on 9th November, 2016.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 20.03.2017
Signed : S CORLETT Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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