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The application site represents an area to the south of Lower Gleneedle, St Johns. The site forms the area in which the two timber cabins are currently located and access to the cabins is via the existing access to Lower Gleneedle.
The application site is located within an area zoned as High Landscape Value and Scenic Significance in the 1982 Development Plan Order.
Within the Draft Strategic Plan, Business Policy 14 is considered to be relevant in the consideration of this application.
The following previous application is considered relevant to this application:
PA 93/00752/B - Refurbishment and extension to existing guest lodge, Lower Gleneedle, Patrick. Approved October 1993.
The application seeks retrospective approval for the retention of two wooden cabins. The cabins appear as timber 'tents' with sloping roofs, single door and two small windows. Externally, both 'tents' have access to a picnic table. Internally the cabins have no facilities, however washing and toilet facilities are advertised as being available, including a washing machine and cooking facilities.
Patrick Commissioners advise that they consider that the cabins should be sited nearer the facilities, as placing them where they are proposed would leave a large area that in the future, could be filled with further cabins. In addition, the Commissioners consider that there would be more control over the size of the campsite if it was expanding rather than filling in spaces. The Commissioners also request that consideration be given to any nuisance that may be caused to the neighbouring properties.
The Department of Transport Highways Division and the Manx Electricity Authority indicate that they have no objection subject to conditions and notes.
Mr & Mrs Henthorn who own land in the general area object to the proposal, as do Mr & Mrs Caley of Neb View which is close to the application site and who object on grounds of noise and disturbance and visual impact.
The society for the Preservation of the Manx Countryside and Environment observe that they may be considered as temporary structures and if so must be so approved. If they are not temporary they should be refused.
Within the Draft Strategic Plan, Business Policy 14 states:
"Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan...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 9."
General Policy 3 states inter alia that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: housing for agricultural workers; conversion of redundant rural buildings which are of architectural, historic or social value; previously developed land; replacement of existing rural dwellings; location dependent development in connection with the working of minerals or necessary services; buildings and engineering operations essential for the conduct of agriculture or forestry; development which
satisfies an overriding national need and buildings or works required for the interpretation of the countryside, its wildlife or heritage.
It is considered that the proposal does not satisfy these criteria.
In addition, Business Policy 9 (now 11) states that "...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."
The cabins have been sited in an area that is not zoned for development within the current adopted plan for the area and as such are contrary to the well established policies of the Department in relation to development in the countryside.
It is recommended that the application be refused
Whilst it is recommended that the application be refused, should planning approval be subsequently granted, the following conditions are suggested:
1) This approval relates to the plans and information submitted as part of this application and date stamped 5th February 2007. 2) The cabins may be occupied by bona fide tourists only, between Easter and the end of September. No period of occupancy may exceed 4 weeks.
1) The applicant is advised to consult with the Manx Electricity Authority to determine the clearance required from the (overhead high tension line) or (the underground cable) which crosses the site. 2) The applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Patrick Commissioners Department of Transport Highways Division Mr & Mrs Caley, Neb View, Gleneedle, Lower Foxdale
Accordingly the following parties are not granted Interested Party Status:
Chief Fire Officer Manx Electricity Authority Mr & Mrs Henthorn, Glendhoo, Gleneedle, Lower Foxdale The Society for the Preservation of the Manx Countryside and Environment
Recommended Decision: Refused
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The cabins have been sited in an area that is not zoned for development within the current adopted plan for the area and as such are contrary to the well established policies of the Department in relation to development in the countryside.
Decision Made : ... Committee Meeting Date : ...
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