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Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE 1.1 The application site accommodates the curtilage of Brightlife spa and conference facility, which is located approximately one mile south east of Andreas Village. The facility consists of a number of converted outbuildings and dwellings.
2.0 THE PROPOSAL 2.1 The proposal seeks approval for the alterations and extension to existing spa and conference facilities (amendments to PA 13/00295/B). It is proposed to extend the southern end of an existing converted building contained within the application site. The extension at the southern end of the building consists of a substantial extension that is linked to an existing adjacent building to provide treatment rooms and spa facility.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications which have resulted in the recreational, educational and conference facilities currently contained within the application site. The application below hoe is relevant in the determination of this current application: 3.2 Alterations and extension to existing spa and conference facilities - 13/00295/B - APPROVED
4.0 PLANNING POLICY 4.1 In terms of land use designation the application site is not designated for any site specific purpose under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies that are potentially material to the assessment of this current planning application: 4.3 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);
| Application No.: | 14/00588/B |
| Applicant: | Ballalheaney Properties Limited |
| Proposal: | Alterations and extension to existing spa and conference facilities (amendments to PA 13/00295/B) |
| Site Address: | Brightlife |
| Ballalheaney House | |
| Andreas Road | |
| Andreas | |
| Isle Of Man | |
| IM7 4EN |
4.5 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."
4.6 Environment Policy 16 states: "The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where: (a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation; (b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction; (c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character; (d) there would not be unacceptable implications in terms of traffic generation; (e) conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and (f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.
Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document."
5.0 REPRESENTATIONS 5.1 Andreas Parish Commissioners have no objections to the planning application. 5.2 The Department of Infrastructure Highways Services does not oppose the planning application.
6.0 ASSESSMENT 6.1 Firstly, it should be noted that the principle of the extension is already firmly established through the existing recent consent, namely PA 13/00295/B. This new submission is in fact a reduction in size and would result in less built development on the site. However, as no works have been undertaken onsite, it is appropriate to reconsider all aspects of the proposal again, but be mindful of the recently approved application which has substantial material planning weight attached to it.
6.2 The starting point for the assessment of the planning application is the land use designation. As stated earlier in this report the application site is located within a wider area of land that is not designated for any site specific purpose, it is effectively a site within the wider countryside. Having said that it is necessary to have regard to the fact that the site has been developed into the spa and conference facility that now exists on site. The site is recognised as providing a high quality facility for the Island. As the site, and the existing use thereof, is potentially unique to the Island there is no planning policy that is considered directly applicable to the proposed development. However, it is appropriate to have regard to the provisions of Environment Policy 1 and 16 in so far as they are applicable. The key issues to consider are the protection of the countryside and rural environment from harmful development and the acceptability of the appearance of the proposed extension.
6.3 When assessing the protection of the countryside and rural environment the site the primary consideration is the impact of the proposed development on public views of the application site and the effect that would have on the overall character of the countryside in this area. In terms of this the nearest public place to view the site from is the main road between Andreas and Ramsey. From that road it is possible to see the site, however the building proposed to be extended to largely screened from view by the existing development between it and the main road. Taking that into account and based on site visit it is considered that little, if any, of the proposed extension would be publicly visible. Due to topography the only other obvious public views of the application site would be from considerable distance, at which distance the impact of the existing and proposed development would be unlikely to be distinguishable. It should also be noted that the new proposal would reduce the overall level of built development, due to the extension width being reduced from 25.3 metres to 20.5 metres and the removal of the studio/conference room extension to the northern end of the existing building. Overall, it is concluded that the proposed development does not unduly harm the character and quality of the countryside and surrounding area. It is considered material to have regard to the economic benefit that the facility provides to the Island, proposals to building on that benefit should be supported provided they do not cause unacceptable harm.
6.4 In respect of other material planning considerations the site of the proposed development is significant distance from other property so as not adversely affect private amenity. As there are no changes to vehicular access and appropriate car parking exists for the overall development it is also considered that there is no adverse impact on highway safety. No other obvious material planning considerations are affected by the proposed development.
7.0 RECOMMENDATION 7.1 Accordingly, for the reason given it is recommended that planning permission be granted subject to conditions in the attached schedule.
8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Permitted
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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 approval relates to Drawings reference numbers 11 08/01, 11 08/02, 11 08/03A, 11 08/04A and 11 08/05A received on 14th May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 25/6/14
Signed: _________________________ Chris Balmer Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Head of Development Management
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