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Application No.: 14/00800/B Applicant: Mr Derek Cain Proposal: Creation of a camp site and motor home park with shower/toilet block, landscaping, associated facilities and new vehicular access Site Address: Field 411363 & Part Field 411361 Truggan Road Port St. Mary Isle Of Man Case Officer : Miss S E Corlett Site Visit: 24.07.2014 Expected Decision Level: Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE SITE IS NOT DESIGNATED FOR DEVELOPMENT AND DUE TO THE LEVEL OF REPRESENTATIONS WHICH HAVE BEEN RECEIVED
1.1 The site is a field which is part of Glendown Farm which lies on both sides of St. Mary's/Truggan Road between Port Erin and Port St. Mary. The field is around 580m from the Ballacreggan Farm junction of Plantation Road, Shore Road and Station Road. The farm buildings lie to the west and comprise a farmhouse with stone outbuilding alongside the road which has been converted to tourist accommodation. Across the road to the south are the principal farm buildings and a new farm dwelling which was approved under PAs 09/00029/A and 10/00249/B. - 1.2 The field slopes downward by around 3m over a distance of 70m. The site has a frontage to the public highway of around 70m. The site has a gated entrance towards the eastern end of the field. The roadside boundary is formed by a stone wall. The other boundaries are also formed by stone walls. - 1.3 To the east of the site is another field belonging to the farm and an outbuilding which it is also proposed to use in connection with the site. THE PROPOSAL
2.1 Proposed is the creation of a camp site for motorhomes and tents. The layout provided shows seventeen plots which are large enough to accommodate a motorhome.
2.1 Access into the site would be via a new access further west than is the existing. This would provide a level area of around 20m at 6.5m wide and visibility onto Truggan Road provided by the lowering of the stone wall to no higher than 1m. - 2.2 The access road around the site will be provided in hardcore. Two "bollard type" lights are proposed within the site, no details of which have been provided. Each bay will be separated by griselinia and a bank of trees is proposed around the periphery of the site including holly, hawthorn, rowan and mountain ash. The quotation provided by Watsons Nurseries
3.1 The site lies within an area of land which is not designated for a particular purpose on the Area Plan for the South adopted in 2013. As such, there is a presumption against development as set out in Environment Policy 1 of the Strategic Plan. The Area Plan provides specific landscape guidance as follows:
"Port Erin and Port St Mary (D15) The overall strategy for the area is to maintain and enhance the character, quality and distinctiveness of the local built vernacular and integrity of the nucleated settlements of Port Erin, Port St. Mary and Ballagawne5, the scattered traditional farm dwellings and to maintain the field pattern and semi-upland character of the upper slopes.
Key Views - Extensive panoramic views from higher ground on hill slopes along coast to the Calf of Man, inland over the Scarlett Peninsula and up the Southern Uplands and Meayll Hill.
"3.13 Implications of the Landscape Character Assessment Landscape Type - Incised Slopes and Rugged Coast Landscape Area - D15 (Port Erin and Port St Mary) and E9 (Bay Ny Carrickey)
3.2 Environment Policy 1 of the Strategic Plan states the following:
"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 overriding 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."
3.3 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
3.4 Transport Policy 6 states: "In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users." - 3.5 Strategic Policy 8 states: "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 man-made attractions."
PLANNING HISTORY 4.1 The site has been the subject of a number of applications, none of which is considered relevant to the consideration of this current application. No applications have been submitted for the development of the application field.
REPRESENTATIONS 5.1 Rushen Parish Commissioners indicate that they do not object to the application.
5.2 Department of Economic Development (DED) Tourism Division fully supports the application, considering that the development would supplement the existing accommodation at the farm which has won accolades for its quality and service quality. The applicants fully engage with the Department and attend many of their training and networking events. They consider that the campsite/motorhome park would "no doubt" be an enhancement to their existing successful visitor accommodation. They consider what is proposed would provide a high quality alternative to regular camping which is not currently available. - 5.3 The following local residents object to the application. The main concerns relate to highway safety, pointing out that Truggan Road is narrow with limited opportunity for vehicles to pass each other and motor homes will increase this hazard. They also draw attention to the open attractiveness of the area and the visual impact which will result from motorhomes parked on the site. Some consider that there is no need for additional camping facilities and that campers contribute little to the local economy as many bring their own provisions with them. If they do visit local shops, Port Erin and Port St. Mary are not considered overly suited for motorhomes to be manoeuvring and parking within their streets. Concern is also raised regarding potential noise in what is otherwise perceived as a quiet area and potential flooding issues from surface water discharged into the watercourse which runs down the east of Erin Lane.
Beacon Croft, Beacon Croft Lane Dring Cottage, St. Mary's Road 6, 8, 10, 12, 14, 16 and 18, Erin Lane 39, 41, 43 and 45, Erin Way Upton Cottage, Truggan Road Springfield, Droghadfayle Road Glenview Cottage, Hatter's Lane
5.4 The following parties do not object to or support the application, seeing the value to tourism and the south of the Island and acknowledging that heavy traffic - refuse wagons, construction traffic and the milk wagon already use Truggan Road:
Devonshire House, St. Mary's Road, Upper Ballahane, Hatter's Lane and 1_2, Plantation Cottages.
5.5 Department of Infrastructure Highway Services indicate that Truggan Road is classified as a local access road within the road hierarchy and as such varies in width and is not always capable of carrying two-way traffic flow, it usually serves limited properties and carries only
locally generated traffic. Ideally the road would be a minimum of 4.8m wide along its length and traffic would be predominantly residential with access for service vehicles.
5.6 They note that the road has no footway provision and is bordered with stone walls on either side; towards the junction with Howe Road there are several properties that have no off-road parking resulting in vehicles being parked on the highway further reducing the road width. While most of the road is relatively straight there are a few bends that have restricted forward visibility. This road classification is unlikely to be suitable for the increase in larger vehicles expected to be generated by a campsite offering pitches for motorhomes without adversely affecting the safety of existing and proposed road users, both vehicle and pedestrian. - 5.7 The application has provided no information regarding the number of journeys that will be generated and the likely impact that the traffic will have on road safety and the capacity of the surrounding road network. A transport study is required to consider the impact of the application on the safety and capacity of Truggan Road and the junction of Truggan Road and Howe Road in accordance with Transport Policy 8 due to the type of vehicle traffic likely to be generated. Without this information it is not possible to assess the likely impact of the application. - 5.8 Manx National Heritage does not object to the application, noting that there is a paucity of camp sites in the south of the Island. They raise the issue of permanent use of the site and suggest that if approved, a condition should be attached to ensure that this does not become a permanent site for motorhomes.
6.1 In planning terms, there is no provision within the Strategic Plan to support new camp sites and tourist development is treated the same as any other form of development in the countryside - that is, there is a presumption against development. However, it is recognised that camping is becoming an important part of the Island's tourist attractions and an increasing popular form of tourist accommodation and understood that Department of Economic Development is supportive of initiatives which attract and accommodate more visitors to and on the Island. A number of camp sites have been approved - some brand new ("Silly Moos" in Lezayre, Ballaugh Glen, Knockaloe Beg), others which have existed in an unauthorised form for some time and some of which now have approval (Glenlough in Marown). Encouragement is given for such facilities to be grouped near to existing buildings and where possible, to complement existing operations on the same site. Most of the applications received have been for tented camp sites rather than solely motorhome-based ones. The mix of uses which is described, or a predominance of tented camping, which doesn't appear to be shown in the plans, could result in a reduced visual impact than all or mostly motorhomes. Visual impact
6.2 There are also, obviously considerations in respect of the visual impact of the parked vehicles and any ancillary structures on the appearance and character of the countryside and this will be judged on how visible the structures would be and where they would be seen and by whom. It is helpful that screen planting has been shown on the plans, although in very simple form and not in the two row form as is recommended by the company from whom the quotation for supplies has been provided. None of this planting is currently in place and its effectiveness as a tree screen will not be immediate. If approved, the planting should be introduced before the camping commences and ideally as recommended by the applicant's advisers and not simply as shown in the plans. - 6.3 The visual impact of the proposal is difficult to assess as it is described as including three different types of camping facilities but only motorhome camping is shown. If it would all be used for motorhomes then the visual impact will be significant and this could result if the
6.10 The principle of appropriately located camping facilities is to be encouraged where this will assist the Island's attractiveness to tourists. Indeed, the provision of a camp site for motorhomes, rather than having them parked at sometimes inappropriate locations is also potentially of benefit to the Island. In this case the provision of camping facilities would complement the tourist accommodation already available on the site and the site is within reasonably convenient walking distance of the shops, restaurants, beaches and public houses
7.1 The local authority, Rushen 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 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. - 7.3 All of the parties who have written in, other than Springfield in Droghadfayle Road are directly affected either by traffic or drainage and should be considered interested persons under the terms of the Town and Country Planning Determination of Interested Person Status Circular. - 7.4 The owner of Springfield, Droghadfayle Road is not directly affected by the proposal and as such should not be afforded interested person status.
7.4 Department of Economic Development and Manx National Heritage are statutory authorities which raise 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
SUPPLEMENTARY REPORT Interested party status was considered by the Committee on 18th August, 2014 and agreed as recommended with the addition of the late representations from 35, Erin Way and Rose Cottage on St. Mary's Road the owners of which were both afforded party status.
Recommendation
Recommended Decision: Refused
Date of Recommendation:
11.08.2014
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
R 1. As proposed, it is considered that the application is contrary to the principles of the protection of the countryside for its own sake as stated in Environment Policy 1 and would adversely affect highway safety contrary to Transport Policies 4 and 6 and Strategic Policy 8 of the Strategic Plan. The proposal contains insufficient landscaping and information on traffic and the number of motorhomes compared with tented camping facilities (and no information on "glamping pods") to justify setting aside these concerns.
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 : ……Refused…… Committee Meeting Date : 18/8/14……….. Signed :…S E Corlett…………….. Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES included above.
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