Planning Report and Recommendations

Application No.: 05/01967/A Applicant: The Mount Karrin Estate Limited Proposal: Approval in principle to create a holiday village comprising of a conversion of the existing barn into five holiday apartments and leisure area, erection of five holiday cottages, erection of a managers house, partial restoration of a ruined tholtan as a site exhibit, landscaping, improvements to the existing vehicular access, creation of hardstanding areas and other works comprising of highway improvements Site Address: Mount Karrin Sulby Glen Sulby Isle Of Man IM7 2BB ### Considerations Case Officer: Mr Ian Brooks Expected Decision Level: Committee Decision ### Written Representations A Tully Mr A Jessop Mr L Cain & Mrs E Cain J H Teare Ms D Taylor Mrs A N Gelling Mr S & Mrs R Postlethwaite Mr H & Mrs R Gorry Mr & Mrs S McNally Mr D L Bairstow & Mrs M Bairstow E M King Ms C Christian Mr A Comish & Mrs P Comish B & D Taylor Miss E Gilmour Mr & Mrs T R Muir Mr A W Sutherland Mr & Mrs G Cain Mr G & Mrs S Quilliam Sulby Flood Concern Group Mr J Barker J E Curphey Mr E Teare MHK ### Consultations Consulttee: Manx National Heritage Notes: see comments, e-mail and hard copy. Consulttee: Highways Division Notes: no adverse traffic impacts subject to the imposition of the following condition(s) Passing places are required on the access driveway on the approach to the public highway. Road markings must be installed at the vehicle access driveway junction with the public highway to provide the adequate visibility. Consulttee: Lezayre Parish Commissioners Notes: Refused see comments 07.11.05 Refused see comments 25.11.05 see comments refused Consulttee: Disability Access Officer Notes: Entrance and Exists should be accessible to an unassisted wheelchair user. A reasonable proportion of rooms should be of more generous proportions to assist ambulant disabled people and a proportion of room should be adapted for wheelchair users. Toilet facilities should include provision of a disabled toilet. Where parking is included, provision should include a radio of designated disabled parking places in line with the table. - see letter 23.11.05 - see letter Consulttee: IOM Water Authority Notes: see note 1 22.11.05 see note 1 Consulttee: S.P.M.C. & E. Notes: see comments --- Policy

Officer’s Report

The application site is located approximately one mile from the Sulby Village crossroads on the A14. The A14 runs from Sulby Village to the A18. The proposed development comprises approximately 3.39ha of the 161.87 ha Mount Karrin Estate.

The Estate is bordered by the A14 and Sulby River on its eastern side. This eastern boundary extends from the Water Treatment Facility to Killabragga Cottage. It is bounded to the north by

Ballacurberagh Plantation and to the south by Killabragga. Its western boundary is made up of upland grazing and moor.

The proposed development is opposite the Water Treatment facility within the valley.

The application site comprises of a steel framed and metal clad agricultural barn with a single storey outrigger to the rear of the barn and a single storey timber post barn.

The application site is within a number of designations on the 1982 Development Plan. These are as follows:

1) An Area of Private Woodland or Parkland; 2) Nature Conservation Zones, Nature Reserves & Sites of Ecological Importance for Conservation; and 3) An Area of High Landscape Value and Scenic Significance.

Furthermore, the application site is adjacent to proposed National Heritage Area for Sulby Glen, which is located to the south of the site.

The proposed development is seeking approval in principle to create a holiday village comprising of a conversion of the existing barn into five holiday apartments and leisure area, erection of five holiday cottages, erection of a managers house, partial restoration of a ruined tholtan as a site exhibit, landscaping, improvements to the existing vehicular access, creation of hardstanding areas and other works comprising of highway improvements.

The following objections and comments have been made by local residents:

1) The area is not in the development area of Sulby Local Plan 2) The Glen is an area of outstanding natural beauty 3) The banks of the hills are prone to landslides 4) The road past the waterworks is very narrow. No possible way of widening the road with the destruction of trees – loss of trees is unacceptable from environmental and topographical reasons. 5) Departments policy is against new development in the Countryside, as stated in Planning Circular 1/88 and the North Eastern Sector Plan 6) Site is an Area of High Landscape Value and Scenic Significance 7) Sulby Glen has been identified for consideration as a rural conservation area 8) Agricultural land not zoned for development 9) No facilities for drainage or sewerage 10) There are planning applications to convert unused outbuildings to holiday accommodation, are "new build" necessary? 11) An increase of traffic could cause problems on Sulby Glen Road and it is already a very busy commuter route, access on and off the development is potentially hazardous. 12) Increase into quiet countryside and detract from the panoramic view of the Glen 13) Loud outdoor pursuits such as the use of quad bikes – This is a beautiful secluded part of the Island and the use of the internal combustion engine in the pursuit of fun is to be deplored. 14) The site is surely a Heritage Site in an unspoilt location 15) Is there a need for more holiday accommodation? 16) The site is within the bounds of the new National Heritage Area. 17) Do not agree that the development will enhance the scenic and environmental value of the area. 18) Uncertain as to the effect of the new water treatment works on the status of the river and flash flooding. The volume of water from hard surfaces, including their proposed development and the water treatment works on the flood plain, may have significant effects on the housing further down the river.

19) Suggested materials cannot be regarded as vernacular development. 20) The building of a high quality tourist attraction opposite the very large industrial water works counters the arguments of a tourist paradise. 21) The size of vehicles, eg. 4x4, would increase the problems on a narrow road in this area. 22) The extent of the turning area is not clearly defined. 23) Struan Thie would be overlooked and affected by further noise and pollution. The site lies very close to other private accommodation 24) Increase in light pollution. 25) Not clear what the movement of service vehicles will be to support guest numbers of 800. 26) The introduction of warning lights/traffic light system would be unacceptable in this glen. 27) Not clear what the intent for Mylrea's Tholtan is. It would be inappropriate to create an access onto the road. 28) Not clear how much rock/hillside removal will be necessary to accommodate this development. 29) Site has already been refused development for one farm workers house 30) Not impressed with the statement that the closed lands will be available for visitors and the developers will protect the historical, cultural and ecological facets of the land. Does this mean that further Manx land is to be "protected" from Manx people. 31) No business case has been put forward to justify the development, the farm is not economic for an agricultural perspective is disingenuous. 32) To build 14 units is a very bold step and could lead to a request in subsequent years that they be used for permanent accommodation. 33) Serious concern about the effectiveness of drainage on the land, the storage and disposal of sewerage and the effectiveness of soak ways. Pollution of the Sulby River is unthinkable. 34) Increase noise from outdoor pursuits causing great disturbance to the residents of the valley. 35) Extra vehicular activity on the hills could also lead to further erosion of the uplands and exacerbate landslips 36) The elevated position of the proposed holiday village will make it stand out like a sore thumb no matter what tree planting is implemented. 37) Area supports a bat population. Bats will be disturbed by loss of environment and increase in human activity. 38) Application could be detrimental for individually run tourism accommodation in Sulby and the surrounding area. 39) Remove 400 acres of land for exclusive use of paying guests. 40) What protection will the wildlife, flora and fauna be given if the estate is being used for outward bound activities and commercial team building courses 41) Mount Karrin is lovely the way it is, to build on it, make cycle tracks and have people yomping over it on outward bound courses would be vandalism on a grand scale. 42) The Sulby plan of the 1996 highlighted the need for more holiday accommodation – Do not feel this is the case today. 43) Do not want Manx taxpayers to support the scheme through taxes 44) Building modern cottage would be foreign to the architecture of the glen 45) The creation of employment is very limited. The idea that the development will enhance the quality of the self catering accommodation on the Island suggests the present standard is less than adequate which is not the case. 46) Does not protect the cultural aesthetic, ecological, economic and social interests of the glen. Should it go ahead, it will soil these aspects. The glen is perfect as it stands. 47) Why introduce "water features" when there are fantastic, natural water features already.

The DoT has indicated the proposal will have no adverse traffic impact subject to the imposition of the following conditions: 1) Passing places are required on the access driveway on the approach to the public highway. 2) Road markings must be installed at the vehicle access driveway junction with the public highway to provide the adequate visibility.