Planning Officer Report Recommendations

Application No.:	12/01590/B
Applicant:	Mr Stephen Salter
Proposal:	Erection of reception / administration and storage cabin, construction of platforms, installation of rope courses, refurbishment of paths, to create a tree - based activity facility
Site Address:	Part Of South Barrule Plantation Adjacent To A36 Shoulder Road
Foxdale
Isle Of Man

Officer's Report

THE APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO LOCAL MEDIA COVERAGE AND GENERAL INTEREST IN THE APPLICATION

The Site

1. The site is around 4 acres of South Barrule Plantation which lies to the west of the A3 Foxdale Road and to the west and south of the A36 shoulder road which runs from the A3 to the Sloc and Port Erin. The site has the stone wall and eastern edge of the plantation and the western edge of the plantation car park as its eastern boundary and the remainder of the plantation to the north, west and south.

1. The site is typical of the Island's plantations, undulating ground covered with leaves and tree needles with informal tracks trodden into the ground and areas of stone walling and tall conifers with the lower sections generally devoid of leaves or significant branches. There are various cleared areas or varying sizes within the plantation.

1. The plantation car park lies to the south east of the site and is accessed from the A36. It will accommodate around thirty five vehicles although parts of it are uneven and there are no formal spaces marked on the ground. There are a few platforms which have been erected around the trees (see photograph) in order to establish the acceptability of the structures from a health and safety point of view.

The Proposal

1. Proposed is the creation of a tree-based recreation facility incorporating rope slides, scramble nets and bridges in the trees, an administration/reception building, platforms built onto the trees and refurbishment of the existing path ways. The site will be split into an area suitable for adult recreation and a part for younger children. The adult recreation area will be in the northern section and the children's area to the south alongside the car park.

1. The rope swings and slides are generally to be attached to the trees in a way which will not threaten the health or life of the trees and as the owner of the site is also the manager of the plantation (DEFA) it is not likely that the operation of the facility will be in conflict with the principal purpose of the plantation which is to grow trees for commercial purposes and where the public is entitled to walk.

Case Officer :	Miss S E Corlett
Photo Taken :	02.01.2013
Site Visit :	02.01.2013
Expected Decision Level :	Planning Committee

1. The administration facility will take the form of a timber shed which is 5m by 3.5m and 3m high set on a timber decked area with a ramp and stair access. The decked area will be 6m by 7m. This will be sited alongside the stone wall to the west of the A36. The deck will have fencing around the perimeter, up to 900mm high and the deck will be lifted around 300mm above ground level.

PLANNING STATUS AND POLICY

1. The site lies within an area designated on the 1982p as Plantations owned by the Isle of Man Forestry, Mines and Lands Board and also within an area in which development could pose a hazard to a potable supply of water (Cringle Reservoir).

1. On the draft Southern Area Plan the site lies within an area of Open Space and identified on the constraints map as within the water catchment area and within a plantation.

1. The draft Landscape Character Appraisal map shows the site as within the Southern Uplands where the following general advice is provided:

"4.2 Type A: Uplands

The overall strategy for the protection and enhancement of the Uplands Landscape Character Type is to conserve and enhance: the predominantly open and exposed character of the moorland hills and mountain summits; the generally uninterrupted skyline and panoramic views across the lower slopes and plains towards the sea; the strong sense of tranquillity and remoteness; and the distinctive features of cultural heritage and nature conservation interest. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-

• (a) Housing and business development would be out of place within the predominantly open, exposed, and visually-sensitive Upland landscapes;
• (b) Any buildings which are deemed necessary should avoid exposed or visually-prominent locations, and should reflect local building materials and styles;
• (c) Care should be taken not to compromise the sparsely-settled pattern of isolated, small-scale farmsteads within the Uplands;
• (d) Care should be taken to minimise visual clutter of highways infrastructure and signage on the unenclosed and simple character of rural roads that cross the Uplands;
• (e) Vertical telecommunication masts or structures, or renewable-energy development such as wind turbines, may be out of place within the predominantly open, exposed, and visually-sensitive Upland landscape, and care should be taken to ensure that the location of such development does not dominate the landscape."

1. The draft Southern Area Plan does not make any specific reference to this part of the sector and there are no key views in this landscape area, in the vicinity of this site.

1. The Strategic Plan recognises the importance of recreation in the introduction to Chapter 10 which states: "The quality of life on the Island and the quality of our environment are improved by attractive open space and by facilities for recreation and other community purposes". The government's Physical Fitness Strategy 2011 – 2016 emphasises the need for and benefits from "the people of the Island of Man to become more physically active to improve their health and well being" and a key objective is to increase the number of physical activity opportunities in the Island.

PLANNING HISTORY

1. No planning applications have been submitted in respect of this site.

REPRESENTATIONS

1. The Architectural Liaison Officer recommends a number of possible changes to make the facility more secure but clarifies that he has no objection to the principle of the facility: he

recommend the windows of the cabin being fitted with lockable external security shutters, there is a solid door secured by bolts or deadbolts and hinge bolts, remote monitoring and alarms fitted to the building and introduction of the premises onto the Isle of Man Constabulary's list of police response to security alarm warnings. None of these elements will result in a material change to the proposal and could be required by condition, if it is felt necessary.

1. Malew Parish Commissioners indicate that they do not oppose the application but are concerned at the lack of public facilities proposed.

1. The Isle of Man Water and Sewerage Authority raise no objection following the submission to them of a satisfactory flood risk assessment

1. Department of Environment, Food and Agriculture have received a completed form in respect of working close to a watercourse and will comment further once they have considered it.

1. The Manx Electricity Authority seeks consultation regarding the provision of electricity supplies which is not a planning consideration.

Assessment

1. The proposal will provide a new form of recreation for the Island and one suited to the plantation setting in which it is proposed. The platforms, swings and administration building will be visible from the highway but will not have an adverse impact. The boundary of the plantation is very informal and it is not a facility which is fenced off or visually separated from the road.

1. The main issue with the creation of this facility is the ability of the existing car parking area to accommodate the vehicles generated by the proposed use as well as accommodating the vehicles associated with other users of the plantation – walkers, horse riders and for events such as horse rides organised within the plantation.

1. Whilst there is no written response from Highways Division, discussion with them indicates that there is a concern that the existing car park is not large enough to accommodate unregulated use of the site with other users of the plantation. If this results in people parking on the public highway so close to or on the bend, then this would be detrimental to road safety. However, they are aware that Department of Environment, Food and Agriculture does intend to upgrade and expand the car park, which will of course require planning permission. The applicant has indicated that it would be run on a prior booking basis although there is nothing to stop people from turning up and using the rest of the plantation for their own purposes, at any time. As a result, Highways Division has suggested that permission should be granted only on a temporary basis in order that the situation may be monitored and Department of Environment, Food and Agriculture may seek planning permission for an expansion of the car park.

1. The Strategic Plan supports the provision of recreation facilities on the Island and this would provide something new to accommodate all ages and abilities. It is recommended that the application is permitted, subject to conditions taking into account the concerns of the Architectural Liaison Officer and so that the use and installation is on a temporary basis so that the traffic and parking situation may be monitored.

Party Status

1. The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Architectural Liaison Officer, Department of Environment, Food and Agriculture and The Isle of Man Water and Sewerage Authority represents statutory authorities which raise material concerns and as such should be afforded party status in this case.

1. The Manx Electricity Authority do not raise material considerations and as such should not be afforded party status in this case.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 07.01.2013

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. This permission relates to the creation of a recreation facility including an administration building, rope swings and slides, all as shown and described generally in the information and plans received on 29th November, 2012.

C 2. The facility may be operational until 28th February, 2014 whereupon, if a further planning permission has not been granted for the continuation of the use, the use must cease and all structures removed from the site.

C 3. The windows and doors of the proposed administration building must be fitted with lockable external metal security shutters and the door access into the building must be a solid construction door secured by one or more British Standard motice lock or deadbolts and hinge bolts. Any glass should be protected by an external metal security shutter.

NOTE: the applicant is encouraged to install appropriate intruder alarms which are monitored by a company which is accepted by the Isle of Man Constabulary's police response to security alarm systems.

N 1. The applicant should continue to liaise with DEFA Fisheries Division in respect of working within 8m of a watercourse.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : ... ... Committee Meeting Date : ...

Signed : ... Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO

additional note re: advertisements of site encourage permanent toilet facilities

• assessment in my future app.