26 November 2010 · Delegated
Ardwhallin Adventure Centre, Lane From West Baldwin Road To Ardwhallin Adventure Centre, West Baldwin, Isle Of Man, IM4 5eu
The application sought permission to erect a rectangular flat-roofed conservatory on the south elevation of the main building at Ard Whallin Outdoor Pursuits Centre, West Baldwin. The conservatory would measure approximately 7.2 metres wide, 3.3 metres long and 2.9 metres tall, replacing an existing small lean-to. Its lower walls would be rendered white to match the existing building, with stained hardwood double-glazed windows and doors, a slate grey GRP flat roof, and white uPVC fascias. The site sits within land designated as Open Space (agriculture) under the Braddan Parish District Local Plan, meaning General Policy 3 of the Isle of Man Strategic Plan 2007 applied a presumption against development. However, the officer judged the proposal fell within the policy exception for buildings associated with countryside interpretation and access, given that Ard Whallin is an established residential and day activity centre for which access to the countryside is central to its purpose. The conservatory would not extend closer to the B22 road than the existing building, and its small scale relative to the existing structure meant no significant additional visual impact.
The conservatory was approved because it qualified as an exception to the general policy against rural development, as Ard Whallin is an established outdoor pursuits centre for which countryside access is central. The extension's small scale meant it would not cause significant additional visual impact when seen from the B22 road, and no neighbouring properties would be adversely affected.
Isle of Man Strategic Plan 2007
exception under part (h)
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the erection of a conservatory, as shown in drawing numbers K224/P/100-01, K224/P/100-02, K224/P/100-03, K224/P/100-04 and K224/P/100-05, date stamped 1st October 2010.
