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| Application No.: | 14/00460/B |
| Applicant: | Mr John Anderson & Mrs Fiona Anderson |
| Proposal: | Erection of six timber cabins and use of land as a camp site |
| Site Address: | Field 330095 Knockaloe Beg Farm Knockaloe Beg Lane Raggatt Peel Isle Of Man |
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE SITE IS NOT DESIGNATED FOR DEVELOPMENT
1.1 The site is a field to the rear of Knockaloe Beg Farm buildings which lie at the south western foot of the hill on which stands Corrin's Folly. To the north of the site is a terrace of three two storey dwellings which share the same access from the A27 Peel to Glen Maye Road. The Bayr ny Skeddan public footpath runs to the north of the site, past the terrace and up to Corrin's Hill.
1.2 The site is simply the field to the rear of the farm buildings. The farm complex has been significantly redeveloped with the farmhouse rebuilt in the same form as the original and the outbuildings altered and converted to tourist accommodation with agricultural use alongside. The complex is both agricultural and tourist in use with the farming activities often open to the public. For example on the site visit there was a small group of children with special needs who were visiting the farm to view the lambing. The farm is developing into a centre for rare breeds and has tourist accommodation in the bed and breakfast offered in the farmhouse, self catering units in the former stables and basic accommodation in a bunk house (see www.knockaloebegfarm.com). Currently, the tourist accommodation is booked for much of May to September.
1.3 The field is relatively flat and grassed.
2.1 Proposed is the erection of up to six timber "glamping" pods in the field towards the centre with four paddocks retained behind to the south. Access would be via the existing lane to the north with a new stone track leading to each pod. A new Klargester waste water treatment facility is to be introduced to the east of the pods and a hot tub behind the agricultural buildings. An electricity line runs underground across the eastern part of the site: the pods will avoid this area.
2.2 Each pod will be 3.5m wide and 6.5m long and around 3m to the apex. Each has a sleeping area, double glazed patio doors, curtains, a mini kitchen, television facilities, vinyl
| Case Officer : | Miss S E Corlett |
| Photo Taken : | |
| Site Visit : | |
| Expected Decision Level : | Planning Committee |
flooring and toilet and shower facilities. Each pod sits upon the ground which short legs to raise the floor slightly above ground level.
3.1 The site lies within an area of High Landscape Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.
3.2 As such, there is a presumption against development as set out in Environment Policies 1 and 2 and general Policy 3. It lies within the Peel Hill Coastal Cliffs area on the draft Landscape Character Assessment undertaken in 2008 and makes the following recommendations in respect of this category:
7.26 The overall strategy for the protection and enhancement of the Coastal Cliffs Landscape Character Type is to conserve and enhance: the distinctive coastal features (steep high cliffs, headlands, stacks, and bays); the open, unsettled, and rugged character; the expansive and dramatic seascape views; the setting of numerous archaeological features and sites; and the distinctive field patterns.
7.27 The Landscape Character Policy Strategy that will be applied in relation to the protection and enhancement of the Coastal Cliffs is as follows:
"Landscape Character Policy Statement 8, Coastal Cliffs:
Generally, new built development would be out of place within the predominantly open and undeveloped character of these landscapes. Where new built development is permitted, it must be small scale and, must avoid exposed or visually prominent locations.
7.28 When assessing the impact of development or forming proposals for the Area Plans consideration will be given to the following key views.
Extensive and panoramic views from coastal path along the dramatic coastal cliffs to Calf of Man.
Extensive and panoramic views from coastal path inland to southern uplands and over the Island."
3.3 The Strategic Plan encourages the development of tourist accommodation but subject to stringent conditions: 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 would be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted."
4.1 The site has been the subject of a number of applications:
PA 12/00083/C - Change of use of existing barn to tourist accommodation Status - Permitted 2nd March 2012
PA 09/00632/B - Erection of a farm workshop building
Status - Permitted 14th July 2009 PA 08/01066/B - Alterations and erection of extensions to provide ancillary living accommodation Status - Permitted 13th October 2008
PA 07/02124/B - Re roofing and installation of roof lights to two parallel barns (comprising an amendment to the development refused under 07/01051/B)
Status - Permitted - 14th January 2008 PA 07/01051/B - Re roof, installation of roof lights and two solar panels to two parallel barns Status - Refused - 21st November 2007 for the visual impact of the accumulation of so many elements on the roofing PA 06/02242/B - Amendments to approved conversion of outbuildings to tourist accommodation and re-build of farm house (05/92183B) Status - Permitted 22nd February 2007
PA 05/92183/B - Alterations to existing barns and outbuildings to form 2 tourist accommodation units and demolition and rebuild of existing farm house
Status - Approved at Appeal
5.1 Department of Economic Development have been approached by the reporting officer and comment that the addition of "glamping" pods at the existing high standard of accommodation available at Knockaloe Beg would undoubtedly be an enhancement to the existing successful visitor accommodation.
5.2 Manx National Heritage comment that they have no objection in principle and accept that the provision of low impact tourist is a potential growth area for the Island. They do suggest that as the site is easily visible from the coastal footpath and Corrin's Tower, a more sensitive placement of the pods - perhaps more random than linear may help reduce their impact and also the careful placement of car parking and other structures such as barbecues may result in a need for additional screening.
5.3 Patrick Parish Commissioners support the application and are keen to see good quality tourist accommodation of all types in the area.
5.4 Department of Infrastructure Highway Services raise no objection on the basis that there are sufficient passing places available to serve the development.
6.1 The site is not designated for development and as such, the proposal would be contrary to the provisions of the Development Plan. It is also relevant that camping facilities are generally on land which is not designated for development and there are no sites which are designated for camp sites or tourism where a camp site could be accommodated. Glen Wyllin for example is within an area designated as Forestry Board Glen, Glen Lough in Marown is on land designated as Open Space and High Landscape Value and Scenic Significance and the only camp site on the Island which is on land designated for camping is at Peel within the town boundary. There have been approvals granted for the creation of camp sites on land which is not designated for development, including areas of High Landscape Value, including PA 11/01595 at Ballakillingan Farm in Lezayre, in a field adjacent to the farm buildings, 11/00549/B for the creation of three pods at Glenlough Farm in Glen Vine.
6.2 Camping facilities can add significantly and effectively to the stock of tourist accommodation on the Island and in this case, complement the range of accommodation already provided on the site without a commensurate visual or other impact.
6.3 The critical issue in this case is the visual impact of the proposed pods. Whilst they will not be visible from the general view across to the west of the A27, they will be visible from Corrin’s Hill. However, from here this is a very small part of a much wider vista - including views out over the sea and it is considered that the scale of development and its place in the landscape will not result in the pods and associated access being a visual intrusion into the landscape sufficient to warrant refusal of the application. Whilst a more random layout of the pods could be possible, it is not considered that this would necessarily achieve a reduced impact.
6.4 The site is relatively flat and the open field is characteristic of the surrounding landscape. The introduction of screen planting could itself introduce alien features which would only draw further attention to the pods and new access track. The introduction of car parking to the rear of the pods will increase the visual impact of the property and as such, and to add to the character of the camping experience in this rural setting, the scheme should provide for car parking elsewhere than the camping field and parked vehicles should not remain parked within the camping field.
6.5 In summary, whilst the pods and to a lesser extent the new track to them, would be visible from the higher footpath and Corrin’s Tower, it is not considered that the scale of the development in relation to its much wider context would result in an unacceptable visual impact and as such the application is recommended for approval.
7.1 The local authority, Patrick Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
7.3 Manx National Heritage is a statutory authority which raises material planning considerations and as such should be afforded party status under Article 6(4)(c) of the Town and Country Planning (Development Procedure) (No 2) Order 2013
Recommended Decision: Permitted
Date of Recommendation: 19.05.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The structures hereby approved may be used only as holiday accommodation and if no longer required or used for their approved purpose must be removed, along with the approved access track and the site restored to an agricultural field.
REASON: the only justification for the pods and access track is related to the temporary nature of the accommodation and their contribution to the tourist accommodation already available on the wider site. If the pods are no longer used or required for such purposes they should no longer remain on site.
C 3. Prior to the commencement of the approved use of the field for camping there must be approved by the Planning Authority a scheme to provide car parking elsewhere than the camping field for campers and parked vehicles should not remain parked within the camping field. The development must be undertaken in accordance with this scheme.
REASON: The introduction of car parking to the rear of the pods will increase the visual impact of the property and as such, and to add to the character of the camping experience in this rural setting the vehicles should be parked elsewhere than the camping field.
This approval relates to the information, illustrations and plans all received on 10th April, 2014.
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 : A Committee Meeting Date : 28.5.14
Signed : S. S. O. W. E. T. Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
20 May 2014 14/00460/B Page 6 of 6
20 May 2014 14/00460/B Page 6 of 6
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