The application site comprises Glenlough Campsite, which is located on the southern side of Peel Road (A1) shortly before Glen Vine, Marown.
The Proposal
The planning application proposes alterations to form new access into camp site. The proposed access is set in from the existing access from Peel Road and is intended to remove the need for campsite traffic to share the access to the adjoining farm.
Planning History
The use of the application site as campsite is historical, potentially pre-dating the planning system, and an established use. There have been previous planning applications approved for campsite related development (washrooms, camping pods, etc.).
There are two concurrent planning applications for the application site; one (12/00052/B) proposing the conversion of a store building into recreation area/café and one (12/00057/B) proposing the construction of access track and motor home parking bays.
Planning Policy
In terms of local plan policy, the application site is located within wider areas of land that are designated as i) open space and ii) high landscape value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application.
Environment Policy 1 states:
"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 states:
"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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape
Application No.:
12/00058/B
Applicant:
Glenlough Camp Site Limited
Proposal:
Alterations to form new access into camp site
Site Address:
Glenlough Camp Site Ballahutchin Hill Union Mills Isle Of Man IM4 4AT
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
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."
Business Policy 11 states:
"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 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 14 states:
"Tourism development may be permitted in rural areas provided that it complies 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 Policies 11 and 12. 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 Policies 11 and 12."
Representations
Marown Parish Commissioners have no objections to the planning application.
The Department of Infrastructure Highways Division do not oppose the planning application.
The Manx Electricity Authority expresses an interest in the planning application. The subject of their comments relate to non-planning material considerations.
The owners and/or occupants of 1 River Walk, which is located approximately 2.5km south east of the application site, object to the planning application. The grounds for their objection can be summarised as opposition to anything that could increase the size of open air events held at Glenlough Campsite. They highlight noise nuisance from the Mannifest music festival that is held annually on the campsite.
Assessment
The proposed development will reduce potential conflict between campsite traffic and farm traffic, something that should improve overall safety and the operation of both the campsite and the farm. The access is set back from the access onto Peel Road and does not alter the visibility of this existing access. As such, highway safety is not unduly altered by the proposal.
Visually, the proposal does require the removal of a number of trees within the application site. However, the removal of these trees has been discussed and agreed with the Department of Environment, Food and Agriculture's Forestry Division. As a significant amount of trees remain along the application site boundary with Peel Road the overall impact of this removal is considered to be acceptable. The development is sufficiently distanced from residential property so as not unduly harm private amenity.
In respect of the objection based on the proposal increasing the size of open air events held at Glenlough Campsite it considered that the proposal does not directly relate to the operate of events such as Mannifest music festival. Rather, the proposal relates to the safer overall running of the campsite by separating campsite and farm traffic, something that is entirely reasonable to do. It would not be reasonable refuse the planning application on the basis of the objection.
Recommendation
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:
Marown Parish Commissioners
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division; The Manx Electricity Authority; and The owners and/or occupants of 1 River Walk.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 27.02.2012
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
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 3, 4 and 5 date stamped the 18th January 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 27-2-12
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Development Control Manager
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