Planning Officer Report Recommendation

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Officer's Report

The Application Site

1. The application site comprises Glenlough Campsite, which is located on the southern side of Peel Road (A1) shortly before Glen Vine, Marown.

The Proposal

1. The planning application proposes the construction of an access track and 16 motor home parking bays within the camp field with associated screening and landscaping.

Planning History

1. 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.).

1. 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 (12/00058/B) proposing alterations to form a new access.

Planning Policy

1. 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.

1. 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.

1. 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."

1. 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape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.:	12/00057/B
Applicant:	Glenlough Camp Site Limited
Proposal:	Construction of access track and motor home parking bays in camp field with provision of screening and landscaping
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."

1. 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."

1. 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

1. Marown Parish Commissioners have no objections to the planning application.
2. The Department of Infrastructure Highways Division do not oppose the planning application.
3. The Manx Electricity Authority expresses an interest in the planning application. The subject of their comments relate to non-planning material considerations.
4. 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

1. The proposed development is located along the south western boundary of the application site, i.e. along the edge of the camping field. There are no planning restrictions preventing motor homes from being brought to and used on the application site. Indeed, at present motor homes are welcomed at Glenlough Campsite. As there is no restriction in allowing motor homes it is considered reasonable for the campsite to have some dedicated provision for them, i.e. parking bays as is proposed by this planning application.
2. The impact of the proposed development on public amenity is relatively modest given its position and construction. The proposal involves the removal of one existing tree but a mix of trees will be planted along the site boundary together with the improve sod hedge, which more than adequately mitigates against this loss. The development is sufficiently distanced from residential property so as not unduly harm private amenity. The proposal is not considered to have any impact in terms of highway safety.
3. 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 provides relatively modest additional facilities to serve the overall running of the campsite, something that is entirely reasonable to do. It would not be reasonable refuse the planning application on the basis of the objection.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Marown Parish Commissioners

1. 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 4, 5 and 6 date stamped the 18th January 2012.

C 3. All planting shown within the approved drawings must be carried out no later than the first planting season following the completion of the parking bays. If within a period of five years from the date of the planting of any tree that tree (or any tree planted in replacement for it) is removed, uprooted, destroyed, dies, seriously damaged or becomes defective another tree of the same species and size as that originally planted shall be planted at the same place, unless the Planning Authority gives its written consent to any variation.

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: 27.02.2012

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