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Application No.: 15/01194/B Applicant: Sartfell Tourism & Education Proposal: Construction of a visitor centre with roof deck viewing platform Site Address: Sartfell Cottage Sartfell Kirk Michael Isle of Man IM6 1BE Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE AND THE SITE IS NOT DESIGNATED FOR DEVELOPMENT
1.1 The site is part of a land holding of 9.5 acres (3.4ha) situated on the southern side of the Sartfell Road (B10) equidistant from Brandywell Cottage and Barregarrow crossroads. The site has an existing farmhouse situated close to the road which has the benefit of planning approval for significant extensions and changes (PA 14/00434/B). There is also a stable building to the south of this and a rectangular manege to the west of this, - 1.2 The site slopes downward towards the south and the site is largely unimproved open space. THE PROPOSAL
2.1 Proposed is the creation of a visitor facility within the area currently used as the manege. The existing stable is to be retained for agricultural purposes (it was previously shown in PA 14/00434/B as being converted to visitor facilities although not specifically proposed in that application: an application for the principle of the conversion of the stable to visitor facilities was withdrawn before a decision was taken - PA 14/00455/A). Also proposed is the creation of eight additional parking spaces to cater for those using the visitor facility which is designed to provide education and practical experiences - bird watching dark sky observing and class based education. The building will incorporate a library, exhibition and teaching space with a kitchenette and composting toilet. The facility is aimed at school children and tourists interested in learning more about nature. - 2.2 The building will be built into the step of the land with gabion baskets of stone forming the boundary walls and the main structure will be highly insulated, timber framed construction and finished in black sheeting. The back walls will be gabion basket walling with the natural ground reformed to enclose the building. The upper stable is to be removed to make provision for additional car parking (eleven spaces in all over two tiers). The manege will be removed and the ground restored to the natural landscape of the hillside, the spoil from the proposed extension of the cottage being used for these works and a ground source heat pump will be installed in this area. - 2.3 The applicants wish to develop and improve the ecological value of the area, including trout lakes (which do not currently have approval), tree planting and landscaping, incorporating insect habitat and bird boxes within sheltered dry stone walling to promote biodiversity.
2.4 The applicants have established Sartfell Education and Tourism Ltd, a company to manage the property and site in an energy efficient and sustainable manner for the purposes of education and tourism. Their first objective is to restore the landscape and cottage and then secondly, to provide educational facilities to enable visitors to lean about and enjoy the natural history and human heritage value of the site in particular and the Island more generally. The applicants have been working with a variety of local groups - the Manx Wildlife trust, the local authority and MHK, the Forestry Division of DEFA, Manx National Heritage, the Manx Bat Group, and have had regard to the Government's Manx Biodiversity Strategy. - 2.5 The applicants have as part of their team, construction engineers who are familiar with working with projects which seek to maximise solar gain and natural ventilation and light, structural walls and natural roofing. - 2.6 Also proposed is the creation of car parking at the top end of the site, alongside the public highway. This will accommodate ten vehicles on two different levels, including a space suitable for disabled persons. PLANNNING STATUS
3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as owned by Government, which it is not and otherwise not designated for a particular purpose. It is outwith the area of ecological interest and the area of High Landscape Value and Scenic Significance. As such, there is a presumption against development as set out in Environment Policy 1 which 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."
3.2 General Policy 3 sets out exceptions to this general presumption against development:
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
3.3 Energy Policy 2 safeguards land 9m either side of any overhead high tension electricity line. PLANNING HISTORY
4.1 Planning approval was granted for the alterations and extension of the existing cottage under PA 14/00434/B. REPRESENTATIONS - 5.1 Michael Commissioners indicate that they have no objection (12.11.15).
5.2 Department of Infrastructure Highway Services request a deferral of the application (13.11.15). Subsequent to the submission of additional drawings, Department of Infrastructure Highway Services indicate that they do not oppose the application (26.01.16). - 5.3 Manx Utilities Authority recommend that the application is refusal as the new building is to be built beneath a high voltage electricity line (19.11.15). The applicant has advised that the overhead line is a spur to Sartfell Cottage only and it is their intention to remove the overhead lines from one pole back from the cottage and run the supply to the cottage underground with transformers on the poles either side (01.12.15).
6.1 The concept of transforming this site from a residential dwelling with stabling was accepted with the earlier application in which there was an indication of what was to come in terms of visitor facilities, albeit that it was indicated that the visitor facilities would be provided through the conversion of the existing stable rather than a new building which is proposed here. It is relevant, however that the Strategic Plan makes an allowance for development in the countryside for facilities which would assist the interpretation of the countryside, its wildlife or heritage, which is what is proposed here.
6.2 As such, the issues are whether the provisions for access and parking are sufficient to accommodate the proposed use and secondly, whether the details of the proposed new building, are appropriate for its setting in a generally open natural landscape. - 6.3 The highway authority has indicated that it is comfortable with the proposals and has raised no objection. It is not envisaged that the facility will generate significant amounts of traffic and it is likely that those visiting will come in organised trips with limited amounts of vehicles. As such the proposals for access and parking are considered acceptable. - 6.4 The building's design continues the angular and stone gabion walled theme of the extensions approved to the cottage. The success of the building blending into the landscape will depend upon its colour: something with green tones will allow the building, despite its angular shape, to blend into the surroundings, assisting with its contribution to observing nature, allowing those within the building to remain unobtrusive to the wildlife which is being observed. It might even be appropriate to colour the building in different shades of green to reflect the different hues in the landscape. - 6.5 It is considered that the new building need not be visually intrusive and it will allow visitors to observe the wildlife which is being nurtured within and around the site, in accordance with General Policy 3h. The application is recommended for approval.
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: 19.02.2016 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.
REASON: in order to ensure the safety of those on site in accordance with Energy Policy 2 of the Strategic Plan.
REASON: to protect the visual character of the area in accordance with Environment Policy 1 of the Strategic Plan.
This approval relates to the following drawings: 207_VC_P(E)001, 207_VC_P(P)_001, 207_VC_P(P)002, 207_VC_P(P)_003, 207_VC_P(P)-004, 207_VC_P(P)_005, 2-7_VC_P(P)_006 all received on 29th October, 2015 and drawings 207_VC_P(P)007 and 207_VC_P(P)008 received on 27th January, 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 : Approved Committee Meeting Date: 29.02.2016
Signed : S E 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
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