DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/00317/C Applicant: Ms Suellen Daniel Proposal: Additional use of paddock adjacent to house as campsite Site Address: Paddock (Field 132027) Adjacent To Glen Duff House Lezayre Road Ramsey Isle Of Man IM7 2AT Planning Officer: Paul Visigah Photo Taken: 15.05.2024 Site Visit: 15.05.2024 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 09.09.2024 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The site will be restricted to a maximum of 20 campers/three family units at any one time. Reason: In the interests of amenity and to minimise disturbance to neighbouring properties.
• C 3. The caravans/motorhomes stationed on the site shall not be occupied as a person's sole or main place of residence.

Reason: To ensure that the approved holiday accommodation is not used for permanent residential occupation.

• C 4. No caravans or motorhomes or tents shall remain on the site outside the time of operation of the campsite at the Paddock (Field 132027) Adjacent to Glen Duff House Lezayre Road, which shall be no more than five months in any given year (between April to October). Outwith this time the site must be used for agricultural/equestrian purposes.

REASON: The site lies within an area where it is against the policy of the Department to allow permanent accommodation without a special agricultural (or other proven, local) need.

• C 5. Prior to the installation of external lighting at the site, a detailed external low level lighting scheme shall be submitted to and approved in writing by the Department. The lighting of the site will be designed in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018).

The lighting details shall include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution.

The development shall not be carried out other than in accordance with the approved plan. Reason: To provide adequate safeguards for the ecological species existing in the area. This application has been recommended for approval for the following reason.

On balance, it is concluded that the proposal would not have significant affects on public or private amenities, or result in significant adverse impacts on the site ecology, highway safety, or landscape impacts. The scheme would also cater for a smaller group of campers at a site that provides appropriate facilities in addition to leisure contributions. The proposal is, therefore, considered to comply with the requirements of Business Policies 11 and 13, Transport Policies 4 and 7, Environment Policy 1 and 2, and General Policy 2 of the IOM Strategic Plan 2016.

Plans/Drawings/Information; This decision relates to the documents and plans received 13 Mar 2024, and Environmental Impact Assessment 12 Jun 24. _______________________________________________________________ Interested Person Status None ___________________________________________________________________

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR APPROVAL, AND AS THE APPLICATION IS ACCOMPANIED BY AN ENVIRONMENTAL STATEMENT

1.0 THE APPLICATION SITE - 1.1 The application site represents the curtilage of Field 132021 which is located to the west of Glenduff House, south of the Sulby River, east of Ellanbane Farm and north of the A3 in Glen Duff in Lezayre. This field serves as a paddock for the dwelling at Glenduff House. - 1.2 Glenduff House which is situated within the delineated blue line boundary for the application are within the ownership of the applicant, together with a number of agricultural fields which encompass the application site. - 1.3 The field is assessed via a long driveway which links the dwelling at Glenduff House to Lezayre Road (A3) to the south, and another driveway which can be assessed from the B14 (Bayr ny Hayrey/ Bernahara Road) situated to the west of the field and broader site area. The main parking area for the field is situated north of an agricultural store within the larger holding, and situated west of Glenduff House. Parking is also available within the curtilage of Glenduff House. - 1.4 There are no views to the site area from the surrounding highways due to the remote location relative to the highway and the surrounding trees and hedges within the broader site area.

- 2.0 THE PROPOSAL

2.1 Planning approval is sought for additional use of paddock adjacent to house as campsite. The proposal would allow the use of the paddock for campers and motorhomes. - 2.2 The applicants have provided a Cover Letter which states the following:

• 1. The scheme would support no greater guest headcount than 20 persons.
• 2. The paddock can only comfortably hold three family campsites and we only have one shower/ toilet facility.
• 3. Currently the fenced paddock is not being used for anything but as a playground for the children and occasionally for sheep.
• 4. There will be no change at all done to the property infrastructure, as the scheme would utilise the paddock, parking and outside w/c that is already exists.
• 5. There is access to a toilet room and a shower room with sink (two separate rooms) that are accessible from the outside of the house, and these are only 10 meters in distance from the south east corner of this paddock. Outside of these ablution rooms there is also a courtyard where a washing up sink, washing line and refuse bins are located.
• 6. The paddock (field no.132027) is easily drivable along a well maintained side track, which leads to the entrance on the Bayr ny Hayrey/ Bernahara Road. This road is accessible during the racing road closures. The entrance has excellent lines of site from both directions for safety. There are two gates at that entrance, one on the road and one set back about 10 meters. The intentions is to leave the outside gate permanently open so that there is no congestions caused on the road, so guests can drive in to the open gate, stop inside the property to then open the second gate.
• 7. The paddock has two gates, one a pedestrian gate to the south east corner and one is a large field gate on the north-west corner. Therefore easy for movement of guests to their cars, ablutions, amenities and to our assembly point in case of an emergency.
• 8. In and alongside of the paddock (field no. 132027) is ample parking of up to a maximum of 6 cars and a further 6 can park in our main house parking area.
• 9. Cafe Rosa Take-Away is a neighbour; and the Ginger Hall Pub and Restaurant is within a mile from the site, therefore quest campers can access food easily.
• 10. The bus stop is just outside the property on the Lezayre Road therefore they can access public transport easily.
• 11. The paddock (field no. 132027) is located in the centre for a 15 acre property, 100's of meters away from any bordering neighbours or passers-by on the roads.
• 12. The entire property perimeter has mature tree line, therefore giving good privacy for the guest campers as well as reducing any negative visual impact of onlookers to the property. The same goes for noise levels, because of the paddocks central location, any noise created will be substantially dulled by the distance to the nearest boarders.
• 13. Hosting campers would be a further diversification for the farm business, currently farms vegetables and sheep. The applicants also run two the home bedrooms (Ensuite) as a B and B.

2.3 The application is also supported by an Environmental Statement which addresses the following matters: Socio-economic/Health Impacts, Ecology, Highways/Parking Impacts, Amenity/Visual Impacts, and Provision of Facilities.

3.0 PLANNING POLICY - 3.1 Site Specific:

• 3.1.1 The site lies within an area that is not zoned or designated for development, and an Area of high Landscape or Costal Value and Scenic Significance, as well as an Area of Private Woodland or Parkland on the 1982 Development Plan, North Map. The site is not within a Conservation Area, Flood risk area, or registered tree area, and there are no registered trees on site.

3.3 National: STRATEGIC PLAN (2016)

• 3.3.1 In planning terms, there is no specific provision within the Strategic Plan to support camp sites, and as such campsites which are a form of tourist development are treated the

• same as any other form of development in the countryside (Business Policy 11), given that the Strategic Plan stipulates a general presumption against development in areas which are not designated for development, and where the protection of the countryside is of paramount importance (EP 1 and GP3). It is further recognised that camping is becoming an important part of the Island's tourist attractions and an increasing popular form of tourist accommodation, and the Department of Enterprise (Tourism Division) is supportive of initiatives which attract and accommodate more visitors to and on the Island. Therefore, tourist proposals will generally be permitted where they make use of existing building of interest and quality and where they do not affect adversely environmental, agricultural, or highway interests, and enable enjoyment of our local attractions (Strategic Policy 8).
• 3.3.2 Relevant strategic Plan Policies:

• a. General Policy 3 - presumption against development outside allocated sites, other than specific exceptions.
• b. General Policy 2 - 'Development Control' considerations.
• c. Strategic Policy 1 - Efficient use of land and resources.
• d. Strategic Policy 3 - Development to safeguard character of existing towns and villages.
• e. Strategic Policies 4 and 5 relate to preserving the character of the landscape, preventing unacceptable environmental disturbance, and making positive contributions to the environment of the Island.
• f. Strategic Policy 8: Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions.
• g. Environment Policy 1 - Protection of the countryside and its ecology.
• h. Environment Policy 2 - Protection of Areas of High Landscape or Coastal Value and Scenic Significance.
• i. Environment Policy 4 and 5 protects ecology (including protected species and designated sites).
• j. Environment Policy 22 - pollution.
• k. Environment Policy 42 - character and need to adhere to local distinctiveness.
• l. Transport Policy 7 and Appendix A.7.6 - Parking Provisions.
• m. Community Policy 7 - Designing out criminal and anti-social behaviour
• n. Community Policy 10 - Proper access for firefighting appliances
• o. Community Policy 11 - Prevention for the outbreak and spread of fire
• p. Business Policy 11: 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.
• q. Business Policy 14: Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan.
• r. Paragraph 9.5.3: "It is considered that the Island's primary assets to tourists and visitors alike are its unique historical landscape, culture and heritage, as well as a wide range of specialist events and attractions. Many activities and facilities providing for the Island's tourists require no permanent development: the TT Races, for example which attract by far the most significant number of tourists to the Island of any event held here, require little but the Grandstand on Glencrutchery Road and a small number of modest marshals' shelters around the Course. Tourism can, however require the erection of built structures - holiday accommodation being the most frequently requested form of new development required in association with the tourism industry. It is important that a balance be struck between the needs of tourism and the protection of these assets, and that tourism development should be sustainable in accordance with the objectives of this plan. There is no special reason why less demanding policies should be applied to tourism development than for other types of development in the countryside, and larger scale schemes may have to be the subject of an environmental impact assessment before planning permission is granted, as with any other form of large scale development.

• s. Environment Policy 14 - Seeks to prevent the permanent loss of important and versatile agricultural land (Classes 1-2).
• t. Transport Policy 4 - Highway safety.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Policy on the Development of Non-Serviced Accommodation 2019.

• 4.1.1 This document is an offshoot of the Isle of Man Non-Serviced Accommodation Futures Final Report (2017). It sets out governments priorities as it relates to tourism, provides a summary of the Non-serviced study, whilst also outlining the current visitor economy strategy, in addition to articulating the Island Policy towards tourism development.

4.2 Isle of Man Visitor Economy Strategy 2022-2032

• 4.2.1 The Strategy's headline targets are to grow the annual visitor numbers to 500,000 by 2032 and increase the annual economic contribution of the Island's Visitor Economy to £520m. This will mean attracting an additional 170,500 visitors per year compared to 2019. The aim is to triple the holiday and short break market as well as grow all of the other visitor markets. Combined with an expected increase in average spending per visitor, driven by strong growth in longer staying and higher spending leisure markets, these visitor numbers should result in a more than doubling of annual visitor spending on the Island to £310m, which will support an increase in Visitor Economy jobs to 5,000 and generate an annual Exchequer benefit of £49m.
• 4.2.2 Programme 3: Visitor Accommodation Transformation A key aspiration is to widen our non-serviced accommodation supply with the introduction of the innovative offers that are finding a strong market in competitor destinations, such as backto-nature retreats, lifestyle and wellness resorts, sea cabins, treehouses, sky huts and luxury glamping sites.

4.3 Planning Policy Statement (PPS): Planning & the Economy (A Consultation Document February 2012)

• 4.4.1 "In applying the provisions of the Strategic and Area Plans, particularly General Policy 1 and General Policy 3 of the Strategic Plan, the Department will seek proposals to be supported by evidence that demonstrates that the proposed development would secure sustainable, long term economic growth of Island wide benefit, which meets the wider objectives of sustainable development by weighing market and other economic matters alongside environmental and social costs and benefits."

4.4 IOM Biodiversity Strategy 2015 to 2025

• 4.4.1 The Strategy seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary. Section 21 deals with Habitat loss actions through promoting a policy of 'no net loss' for seminatural Manx habitats and species and to ensure that unavoidable loss is replaced or effectively compensated for.
• 5.0 PLANNING HISTORY

5.1 Part of the site has been subject to two previous applications considered to be materially relevant to this application. These are:

• a. PA 90/00568/B for Construction of tennis courts - Approved. This would provide an added amenity and outdoor facility for tourists at the site.
• b. PA 05/00099/B for Erection of boarding kennels, carparking and associated facilities Approved. This is a vital amenity to support the tourist use of the application field.
• c. PA 09/01346/A for Approval in principle for erection of private stables - Refused. Reasons for refusal:

• 1. The proposed development would be contrary to Environment Policy 20 of the Isle of Man Strategic Plan 2007 by reason of the land use zoning and the presumption against large scale equestrian developments within such areas of High Landscape or Coastal Value and Scenic Significance.

• 2. The proposed development would be contrary to Environment Policy 2 and 21 of the Isle of Man Strategic Plan 2007 by reason of its siting, design and finish. The proposed stables would be too distant from the existing residential property and building groups of Glenduff House and would be detrimental to the appearance of the surrounding landscape.
• 3. The proposal fails to demonstrate that minimum visibility splays of 2.4 x 160m can be achieved from the application site onto the adjoining highway.

• d. PA 20/01283/C for Additional use of two rooms for guest / tourist use - Approved.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 DOI Highways have made the following comments on the application (14 June 2024):

• o They note that they have reviewed the updated information for application 24/00317/C dated 12 Jun 2024 online and it appears that the applicant has addressed HDC comments made on the 27 Mar 2024 online for the application.
• o They state that the accesses appears acceptable for the relatively minor campsite size and can accommodate 6.5m length campervans turning, and the applicant states in the application that they will keep visibilities clear of obstructions and vegetation.
• o Accordingly, they do not oppose (DNOC) the application subject to the access and layout on the approved plans conditioned to be retained.

6.2 DEFA Ecosystem Policy Team have made the following comments on the application (May 15 2024):

• o In terms of the ecological element of an EIA, looking at the area of land proposed for use as a campsite using aerial photographs and the 1990s Phase 1 habitat survey, the land is likely to be of low ecological value.
• o The features of most interest look to be the surrounding (outside the red line boundary) banks, trees and hedges.
• o If the proposal seeks to remove any of the features outside the redline boundary, the applicant needs to provide details of how you will mitigate the impacts.

6.3 Lezayre Parish Commissioners have considered the application and unanimously approve (5 April 2024/11 June 2024). - 6.4 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The main issues in this case are:

• a. The principle of the proposed development;
• b. Need for an EIA;
• c. The visual impact of the proposed campsite;
• d. Impact on neighbours;
• e. Impact on Parking and Highway safety; and
• f. Impacts on Ecology.

7.2 THE PRINCIPLE (GP3, BP 11 & 13, Strategic Policy 8, Paragraph 9.5.3)

• 7.2.1 The Strategic Plan is clear that tourism development shall only be supported where it complies with the relevant planning policies of the Strategic Plan and any proposal on land not designated for development such as the current application first needs to fully demonstrate that there is sufficient justification to allow such development. Paragraph 7.3.1 of the Strategic Plan in providing a context to development in the Rural Environment offers the following preamble as the basis for allowing new development in the countryside by stating that "Whilst landscape and coastal change is inevitable, and in some cases desirable, the emphasis must be

• on the appropriateness of this change and the balance or equity between the needs of conservation and those of development. The primary goal must therefore be to respect, maintain and enhance the natural and cultural environment including nature conservation and landscape and coastal quality, and ensure its protection from inappropriate development."
• 7.2.2 Further to the above, Tourism development shall only be supported where it complies with the relevant planning policies of the Strategic Plan and any proposal on land not designated for development, such as the current application, first needs to fully demonstrate that there are no other alternatives available (such as alternative sites) and that the proposal is of sufficient national need as to outweigh the tests of those policies which seek to protect the Islands countryside from unnecessary and unwarranted development (EP1 and GP3). Should the principle of development be considered acceptable, the test would then fall to the assessment of other issues that have been identified I section 7.1 of this report.
• 7.2.3 In planning terms, tourist development is treated the same as any other form of development in the countryside, that is, there is a presumption against it, and there are no Strategic Plan policies which guide tourist related developments other than those which encourage the use of existing buildings (EP16). However, it is generally accepted that camping is becoming an important part of the Island's tourist attractions and an increasing popular form of tourist accommodation in rural areas, beside those considered acceptable on sports pitches. This is reinforced by the number of camp sites that have been approved in recent years on varying scales.
• 7.2.4 Further support is given to camping facilities within the Strategic Plan as detailed in Paragraph 9.5.3 where it is noted that they provide for Island's tourists without the need for permanent development, and this weighs in favour of the current scheme which requires no permanent development but relies on existing facilities within the broader farm site where it is situated, as well as benefiting from facilities that exist within the residential curtilage of the associated dwelling at Glenduff House.
• 7.2.5 It would be vital to note that the main dwelling at Glenduff House provides tourist accommodation for a small group as a Bed and Breakfast, with the site providing some facilities that would support campers in the form of tennis courts, parking facilities, toilet facilities, as well as a number of agricultural fields and wooded areas which would offer relief to visitors to this countryside location being suitable for hiking, sightseeing and other forms of tourist activities that benefit from proximity to the natural environment. The broader site area also serves an active farm which would offer other attractions as a means of farm diversification for tourists, whilst providing an alternative source of income. These elements would comply with Business Policy 13 of the Strategic Plan.
• 7.2.6 Whilst it is noted that scheme seeks the permanent use of the paddock as a campsite, such that the proposal would step outwith the exceptional basis on which temporary application for use of smaller sites on the island are considered acceptable, the proposal would only be for five months to allow for dedicating the remainder of the year to grazing, to ensure the sustainable use of the land. It is also considered that this scheme would align with the national objective to promote tourism on the island in line with the Our Island Our Future - Isle of Man Visitor Economy Strategy 2022 - 2032. Within the Strategy it is clearly articulated that the goal is to seek the progression of a series of Island-wide visitor accommodation development initiatives including a motorhome stopover network around the Island not just for TT and MGP. Noting the above, this scheme seeks to create a campsite that would work beyond the TT and MGP seasons, and serve to accommodate tourist for extended seasons, whilst providing additional tourist accommodation which would serve to increase the range of tourist accommodation on the island, and this aligns with national objectives.

• 7.2.8 Further to the above, the scheme benefits from existing leisure facilities (tennis courts), which is an added benefit, and this is in keeping with the policy direction articulated within

• Paragraph 8.2.4 of the Policy on the Development of Non-Serviced Accommodation 2019; further reinforcing its specific national need.

• 7.2.9 The application contains no information as to what other sites have been considered and or discounted as part of the design process and it is therefore unknown if there would be any other alternatives sites more appropriate for the proposed development. Notwithstanding this failing of the scheme, the situation of the current site is such that significantly diminishes its visual impact when viewed from neighbouring highways and neighbouring properties. Its position within a working farm and within close proximity to existing facilities on site (parking, leisure facilities, sanitation facilities - including toilet and shower, electricity points), makes the current site the most suitable for the current scheme which seeks to cater for only a very small number of campers not exceeding 20 people or three families. Furthermore, encouragement has been given for such facilities where they exist near or can be grouped near to existing buildings and where possible, to complement existing operations on the same site such as the current proposal.
• 7.2.10 As the proposal is for a new scheme, it provides no information in terms of the previous uptake or demand of the facility, and there are no facts or figures of a business plan to demonstrate economic benefit as to outweigh any adverse impacts on economic, social or environment sustainability as set out in the Draft PPS on the Economy 2012 in delivering prosperity, jobs, diversification and economic growth across the Island. However, the scale of the proposal is such that it can sustainably be operated with the existing farm, without creating significant adverse impacts on the site and area, whilst allowing for the gradual and progressive development of the business.

- 7.3 ENVIRONMENTAL IMPACT (EP24)

• 7.3.1 Appendix 5 of the Strategic Plan 2016 makes reference to the types of applications that require an Environmental Impact Assessment including permanent campsites, and until such a time that a Planning Policy Statement (PPS) is prepared specifying the manner in which the Department intends to deal with these applications they are to be considered against the UK Town and Country Planning (Environmental Impact Assessment) Regulations 2017. The application has been provided with an environmental report that purports to be an EIA and therefore accords with Environment Policy 24 and Appendix 5 of the Strategic Plan 2016.
• 7.3.2 Granting the submitted Environmental Statement is devoid of some components usually required for most permanent campsites, the current scheme is on a very limited scale which would make the submitted statement acceptable, with exemptions acceptable unlike the large scale campsites which are comparable to other large scale developments noted within

Paragraph 9.5.3 of the Strategic Plan which provides some basis for assessing campsites.

- 7.4 VISUAL IMPACT (EP1 & GP2)

• 7.4.1 In terms of the visual impact of the proposal, the camp site will not be particularly visible to anyone outside of the application site, given the nature of mature landscaping and wooded area that bound the site. It would be vital to note that the paddock which is to be used for camping will be mostly screened by the site boundary treatment (sod bank and trees) that line the boundary of the site. The existing buildings and tennis courts which sit south of the paddock would also serve to screen the tents/campervans from the highway, although it must be noted that the number of units to be placed on site would only be slightly higher than a domestic use of the site for camping.
• 7.4.2 It is also relevant to consider that although the proposal is for a permanent campsite, the camping will only be undertaken within a five month period, with the paddock and surrounding fields serving agricultural use for most of the year such that there should be so significant adverse impacts of this part of the rural landscape. As such it is considered that the visual impact of the proposal would be minimal and acceptable.

• 7.4.3 It has been noted that the site sits within an area an Area of high Landscape or Costal Value and Scenic Significance, where it is noted within Environment Policy 2 that 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. In this case, it is considered that given the scale of the proposed works, and the fact that the proposal would not result in physical changes to the site and area, the scheme would be aligned with EP2 (a).

- 7.5 IMPACT ON NEIGHBOURS (EP 22, CP 7 & GP 2)

• 7.5.1 In terms of impacts on neighbours, the key concern here relates to noise generated by the development. In this case, the closest residential neighbour Close-Ny-Mona, Bernahara Road, Lezayre is situated about 116m from the boundary of the proposed site where it is expected that any sound impacts would be diminished. The existing trees which line the field boundaries here would also serve as sound buffers which would further diminish any noise generated.
• 7.5.2 Furthermore, the number of visitors that would be accommodated at any given time is not such that would generate significant noise impacts on neighbours, even though the separating distance diminishes this concern. Furthermore, the available facility on site would significantly regulate the number of tourists that would use the camp site. In this respect, the proposal complies with Environment Policy 22, Community Policy 7 and General Policy 2.

- 7.6 PARKING AND HIGHWAY SAFETY (TP 4, 7 & GP2)

• 7.6.1 With regard to parking provisions on site, it is considered that there is an existing car park to the west of the paddock, with additional parking provided adjacent the main dwelling, which will be more than sufficient for the intend use of parking associated with the main dwelling and B & B provided by the dwelling. It is also important to note that there is usually limited car use by most tourists that visit the island, with the existing car park sufficient to accommodate the existing needs of the occupants of the site and the majority of the visitors that would use the site for camping which is for a maximum of 20 people or three families.
• 7.6.2 The site is also situated along a main bus route for public transport to the north and south of the Island, as well as good connections throughout the Island. Furthermore, there would be no changes to the site accesses which offers good visibility onto the main highways that adjoin the site. Whilst proposal is expected to generate some level of traffic relative to its scale of operations, it is not considered that this would raise the highway requirements considerably higher than that associated with the site in its current form as a dwelling and farm site.
• 7.6.3 In addition, Highway Services have reviewed the application and do not oppose the application subject to the access and layout on the approved plans conditioned to be retained. Therefore, it is judged that this would be acceptable and comply with the requirements of Transport Policies 4 and 7, and General Policy 2 of the Strategic Plan.

- 7.7 IMPACT ON ECOLOGY (EP 4, GP 2)

• 7.7.1 In terms of the ecological impacts of the proposed development, it is noted that the scheme has been reviewed by DEFA Ecosystems Officer who notes that the land is likely to be of low ecological value, whilst stating that the features of most interest look to be the surrounding (outside the red line boundary) banks, trees and hedges, and the scheme as proposed does not seek to make any alterations to the features mentioned. In this respect, it is felt that the application has satisfied the principles of Environment Policy 4.

7.8 OTHER MATTER

• 7.8.1 DOI Highways have asked that conditions be attached to ensure that the existing access and layout on the approved plans are retained. However, the scheme does not propose any changes to the accesses to the site or site layout. Besides, any changes to the access

would require planning approval, considering no such changes have been proposed within the current scheme. As such, conditions would not be required in this case.

- 8.0 CONCLUSION

8.1 Overall, it is concluded that the proposal would be acceptable as it would not significantly affect public or private amenities, or result in significant adverse impacts on the site ecology, highway safety, or landscape impacts, and comply with the requirements of Business Policies 11 and 13, Transport Policies 4 and 7, Environment Policy 1 and 2, and General Policy 2 of the IOM Strategic Plan 2016, and therefore recommended for an approval. - 9.0 INTERESTED PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : …Permitted……….... Committee Meeting Date:…16.09.2024

Signed :…………P VISIGAH………….. 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 See below Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.