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The application site represents part of Cronkdhoo Farm Greeba, specifically the area shown delineated in red on the submitted site plan labelled "Campsite Field". The site is situated to the north east of the A1 Peel Road and is a minimum distance of approximately 90 metres from the road side. The site has some screening to its south western and south eastern boundaries in the form of tree planting. Field 314939 which is to the south west of the site falls in level towards the main road.
The application site is located within an area identified as being of High Landscape Value and Scenic Significance by the 1982 Development Order.
Whilst there are no policies relating specifically to the type of development proposed by this application, within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the assessment and determination of this application:
"New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"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 over-riding 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."
7 May 2008
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
Business Policy 14, which states:
"Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12."
The site has been the subject of a number of previous planning applications, the following of which are considered specifically relevant in the assessment and determination of this application:
"The site may only be used for agricultural purposes or for the pitching of tents for camping purposes."
"All motor vehicles (which includes cars, and vans but excludes bikes) must be parked within the main yard area at Cronkdhoo Farm to the north east of the site." This area is the main car parking area of the farm group and does not include the application site of the current proposal.
"The incremental growth of activities and buildings at Cronkdhoo is leading to (a) visual clutter which is detrimental to an Area of High Landscape Value and Scenic Significance; and (b) inadequate infrastructure for users of the complex; further such development, as now proposed, would add to the above concerns."
A note attached to this refusal states:
"Any proposals for further development at Cronkdhoo should be accompanied by a Master Plan of the complete complex and proposals for satisfactory access, parking, drainage, and all other services."
Planning application 07/00855/LAW was an application for a certificate of lawful use of land as a campsite for motor homes. This application was declined with the reason for refusal stating:
7 May 2008
"The submitted application reference, PA07/00855LAW, contains insufficient evidence sufficient to demonstrate that: (a) the site, Cronkdhoo Farm, Main Road, Greeba, German has been in use as a campsite for motor homes for a period of 10 years. As such, within a period of one month from the date of this decision, the applicant must:
i) cease the use of the site for the parking of motor homes and vehicles used for residential purposes (whether permanent or tourist use) and remove such vehicles from the site."
REPRESENTATIONS
The Department of Transport Highways Division does not object to this application subject to a condition requiring the driveway to be 6 metres wide for the first 10 metres from its junction with the A1. This is currently provided by the site access.
German Parish Commissioners object to this application. Their reasons for objection may be summarised as concerns relating to over development of the site and the impact of the proposal upon the surrounding area.
The owner/occupier of Meadowside Cottage, Main Road Greeba object to this application. Their reasons for objecting may be summarised as concerns relating to the visual impact of the proposal, noise and security issues.
A petition has been submitted signed by 53 residents of Greeba objecting to this application. Their reasons for objecting may be summarised as concerns relating to the visual impact of the proposal, highways issues.
The agent acting on behalf of the owners/occupiers Cronkdhoo Cottage (Old Cronk Dhoo Farm), Main Road, Greeba, Ash Cottage, Main Road, Greeba and Ravenscroft, Main Road, Greeba has submitted a representation objecting to this application. The reasons for objecting may be summarised as concerns relating to the visual impact of the proposal upon an area recognised as being of High Landscape Value and Scenic Significance, highway and access issues and drainage issues.
The owner/occupier of 33 Ballaquark, Douglas objects to this application. Their reasons for objection may be summarised as concerns relating to the visual impact of the proposal and concerns that the proposal is contrary to planning policy.
The owner/occupier of Greeba Hall, Greeba Bridge, Greeba objects to this application. Their reasons for objecting may be summarised as concerns relating to the visual impact of the proposal upon the surrounding area recognised as being of High Landscape Value and Scenic Significance.
The Isle of Man Fire and Rescue Service attaches a note requesting that the applicant consult with them should the application be approved.
The applicant has submitted a lengthy representation in response to comments made by other parties in relation to this application. There is also included a number of sworn affidavits which would appear to relate to the recent application for a certificate of lawful use for the use of the site as a campsite for motor homes which was refused (07/00855/LAW).
This application seeks approval for the use of the area delineated in red to be used as a campsite for motor homes. The area is approximately 85m at its widest point and 165 metres at its longest point although the site has an irregular shape. The application does not include any information as to the maximum number of motor homes that would use the site nor does it indicate any proposed time restrictions for the use. The applicant's agent states that the use of the site as a campsite for motor homes already exists and as such the use and associated impacts are established and accepted.
7 May 2008
There are no specific policies which relate to this type of land use and as such the proposal is to be assessed and determined against the policies which relate to development within the Manx countryside as set out earlier in this report.
The main issues to be considered in the assessment of this application are the principle of using the site as proposed, highway safety issues, the visual impact of the proposed use on the surrounding area and any other potential impacts that may arise from the proposed use.
At this point it is considered necessary to define what a caravan is and whether a motor home would fall within this definition. The Caravan Sites and Control of Development Act 1960 defines a caravan as "any structure designed or adapted for human habitation which is capable of being moved from one place to another (whether being towed, or by being transported on a motor vehicle or trailer) and any motor vehicle so designed or adapted, but does not include - (a) any railway rolling-stock which is for the time being on rails forming part of a railway system, or (b) any tent."
This definition was amended by the Caravan Sites Act 1968 to embrace double unit mobile homes but size maxima were set. Motor caravans fall within the definition of a caravan following Backer v S.O.S -& Wealden D.C. 25/5/83. It is therefore considered that the description of development submitted as part of this application includes both caravans and motor homes.
The Department of Transport Highways Division has indicated that it does not oppose this application subject to a condition requiring the first 10 metres of the access to be 6 metres wide from where it meets the A1 Peel Road which the current access is able to achieve. As such it is considered that there would not be an adverse impact upon highway safety as a result of this proposal.
The site is located within an area zoned as being of High Landscape Value and Scenic Significance and as such it is recognised that the area is to be protected from inappropriate development in order to preserve its rural and open character. Indeed, Environmental Policy 1 of the Strategic Plan states that "The countryside and its ecology will be protected for its own sake." No permission has been granted previously for any other use of the proposal site other than agricultural use.
General Policy 3 of the Strategic Plan sets out the circumstances in which it may be acceptable to set aside the presumption against development outside of areas zoned for development. It is not considered that this proposal represents such a circumstance. It is however reasonable to consider each planning application on its own merit and in terms of its specific impacts upon the surrounding area.
The site is visible from the A1 Peel Road, despite some tree planting to its south west periphery. It is considered that additional planting would act to improve this screening effect however it is likely that some visual signs of the motor homes would persist irrespective of screening given the size of the vehicles and the higher level at which the site sits in relation to the road. During the months of the year when the roadside hedge and trees bordering the site are not in leaf the visual impact of the proposed use would be increased. The site extends a maximum distance of approximately 160 metres to the south east from the nearest building of the main farm group and as such would significantly enlarge the area currently permitted to be used for the parking of vehicles as indicated by Condition 3 of Planning Application 04/02377/R which states "All motor vehicles (which includes cars, and vans but excludes bikes) must be parked within the main yard area at Cronkdhoo Farm to the north east of the site."
It is considered that farm diversification is an important aspect of the rural economy and indeed Paragraph 7.13.2 of the Strategic Plan states: "One of the prime considerations in the determination of development proposals in the countryside will continue to be the conservation and enhancement of the landscape. In terms of the diversification of farms and farm buildings, there may be some circumstances where this may be
appropriate and it is acknowledged that small scale enterprises can promote healthy economic activity in rural areas whether this be for commercial, industrial, tourism, sport or recreation uses. There is, however, a general presumption against the introduction of new uses into the countryside (including industrial or office uses):
Cronkdhoo Farm has been the subject of initiatives aimed at diversifying the site in order to attain new incomes from services such as the cattery and pet cemetery, along with the campsite. However there comes a point when the level of diversification and associated infrastructure begin to have a detrimental impact upon the surrounding area. In this particular case the expansion of the proposal would expand the area to be used for parking motor homes significantly and consequently the impact of the development would be increased to an unacceptable level.
On balance it is considered that Environmental Policy 1, which states "The countryside and its ecology will be protected for its own sake" is the over-riding policy by which this application should be assessed. Whilst it may be possible to reduce the visual impact of this proposal, it is considered that the parking of motor homes in this rural area would be incongruous and would detract from the rural character of the area. The proposal represents the expansion of the existing campsite facilities to include a significantly enlarged area, which, it is considered would have a damaging impact upon the surrounding area resulting in an unacceptable level of development in an area recognised as being an area of High Landscape Value and Scenic Significance. Paragraph 9.5.3 of the Strategic Plan states "There is no special reason why less demanding policies should be applied to tourism development than for other types of development in the countryside..." To permit the expansion of the area available for the parking of motor homes would be in conflict with established policies intended to protect the countryside from inappropriate development. It is considered that the impact of the proposed material change of use of the site upon the visual amenity and openness of the area outweighs any commercial benefits associated with further diversifying the agricultural holding to accommodate motor homes on the proposal site.
It is accepted that persons using motor homes need somewhere to park and stay in order to use and enjoy their investment. However this site is within an area of High Landscape Value and as such the proposed use of the land would be inappropriate, particularly as it away from the main farm group and as such represents the spread of development in the area. It is worth highlighting that the site is not located close to existing services such as shops and it is likely that persons using the site would have to travel to either Douglas or Peel in order to use the services in place in those urban areas. As such the need to travel from the site in order to access services raises concerns that the proposed use would fail to contribute towards objectives for sustainable development.
It is not disputed that Cronkdhoo Farm has permission for parts of the land to be used as a campsite and previous applications set out earlier in this report relate to this. However the use of the proposal site as a campsite for motor homes has not been regularised with planning permission. It is recommended that this application which seeks to gain planning approval for such a use be refused.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
German Parish Commissioners The Department of Transport Highways Division
7 May 2008
P. Newton on behalf of:
The owners/occupiers of Cronkdhoo Cottage (Old Cronk Dhoo Farm), Main Road, Greeba, the owners/occupiers of Ash Cottage, Main Road, Greeba and the owners/occupiers of Ravenscroft, Main Road, Greeba.
The owners/occupiers of Meadowside Cottage, Main Road, Greeba. The owner/occupiers of Glass Cottage, Main Road, Greeba. Accordingly the following parties are not granted Interested Party Status: The Isle of Man Fire and Rescue Service The owners/occupiers of Greeba Hall, Greeba Bridge, Greeba. The owners/occupiers of 33 Ballaquark, Douglas. The owners/occupiers of The Beeches, Greeba. The owners/occupiers of Glion Darragh, Greeba. The owners/occupiers of The Dales, Ballachurry Road, Greeba. The owners/occupiers of Banff, Mill Road, Greeba. The owners/occupiers of Cherry Cottage, Ballachurry Road, Greeba. The owners/occupiers of Magher Sheear, Kerrowgarrow. The owners/occupiers of Grianane, Garey Lane, Greeba. The owners/occupiers of Kerrowchord, Greeba. The owners/occupiers of 15 Saddle Mews, Douglas. The owners/occupiers of Holly Holme, Greeba Bridge. The owners/occupiers of Kerrow Garrow, Greeba. The owners/occupiers of Old Kerrow Garrow, Greeba. The owners/occupiers of Cronk Breck Farm, Greeba. The owners/occupiers of Ballagrace, Greeba. The owners/occupiers of Reayrt Fieaaie, Greeba. The owners/occupiers of Watsons Nurseries, Greeba. The owners/occupiers of Knock Breck, Greeba. The owners/occupiers of Cronk Breck House, Greeba. The owners/occupiers of Kerrow-Ny Glough, Greeba. The owners/occupiers of Gorse Lea, Main Road, Greeba. The owners/occupiers of Far Haven, Ballachurry Road, Greeba The owners/occupiers of Braeside, Greeba. The owners/occupiers of Shilley Gniebe, Greeba. The owners/occupiers of Tigh McCoinnich, Mill Road, Greeba. Mr and Mrs Watson of Mill Road, Greeba. The owners/occupiers of Greeba Mill, Mill Road, Greeba. The owners/occupiers of Eary Lhane Farm, Greeba. The owners occupiers of Eary Lhane Cottage, Greeba. The owners/occupiers of Rose Cottage, Mill Road, Greeba. The owners/occupiers of Balladuke, Mill Road. The owners/occupiers of Greeba Cottage, Greeba.
Recommended Decision: Refused
Date of Recommendation: 06.05.2008
The proposed material change of use of the application site from agricultural use to a campsite for motor homes would represent an inappropriate use of the land that would be incongruous and visually damaging to the surrounding area recognised as being of High Landscape Value. As such the proposal would be in conflict with Strategic Policy 2, General Policy 3, Environmental Policy 1 and Environmental Policy 2 of the adopted Isle of Man Strategic Plan 2007.
Within a period of one month from the date of this decision, the applicant must: i) cease the use of the site for the parking of motor homes and vehicles used for residential purposes (whether permanent or tourist use) and remove such vehicles from the site. ii) restore the site to an agricultural field with all hard surfacing associated with the parking of motor homes removed.
Decision Made : Committee Meeting Date :
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