3 April 2012 · Planning Committee
Campsite, Glen Road, Ballaugh, Isle Of Man, IM7 5jg
The proposal sought permission for a campsite on Field 221335, Glen Road, Ballaugh, operational only from 1st May to 30th September annually (agricultural use otherwise), including a new timber toilet/shower block (7.2m x 5m x 3.1m ridge), relocation/retention of a timber office shed (3.5m x 10m x 2.6m ridge), new 6m w…
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The site is not designated for development and lies in an area of High Landscape Value and Scenic Significance, creating a presumption against development per GP3, ENV1 and ENV2; protection of country…
General Policy 3
Presumption against development outside zoned areas except specific exceptions (e.g. agriculture, tourism not listed); officer notes conflict but weighs tourism need/lack of alternatives/screening as overriding in balance.
Environment Policy 1
Protects countryside/ecology; no development unless overriding national need/no alternative. Campsite not essential but seasonal nature/tourism support/screening found not to adversely affect.
Environment Policy 2
Protects High Landscape Value/Scenic Significance character unless no harm/essential location. Timber buildings low-profile, screened, reversible; distinguished from prior portacabin refusal.
Business Policy 11
Tourism development subject to same countryside protections as others; applied fully but DED support for rural diversification tipped balance.
Environment Policy 40
No damage to archaeological sites; condition requires revised sewer route avoiding sensitive area near early Christian keill/burials.
Strategic Policy 4
Retain Ballaugh settlement character; officer finds seasonal/rural campsite compatible given screening/proximity to services.
Seasonal use and drawings
This permission relates to the use of the site as a camp site between 1st May and 30th September in any year and outwith this time the site must be used for agricultural purposes or as Open Space. This permission also grants approval to the erection of a toilet and shower block, office structure, creation of a new access and sewerage and alterations to the existing access, all as shown in drawings received on 30th January, 2012.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Archaeology-sensitive sewer scheme
No approval is hereby granted for the route of the new sewer pipe within the site as shown in the submitted drawing as this route will run through land which is archaeologically sensitive. Prior to the commencement of any works on the proposed development or the tourist use as approved, the applicant must have approved by the Planning Authority a scheme for the installation of sewerage which will not adversely affect the area of archaeological sensitivity. The drainage must be installed in accordance with these details. The applicant is recommended to consult Manx National Heritage in this respect.
Materials
The external finish of all buildings on the site must be painted or stained dark brown or dark green.
Pre-use access/planting
No use of the site for tourism purposes may commence until such times as the new access, with visibility splays of 2m by 70m have been installed as shown in the approved drawings, together with the proposed planting as shown.
Discontinuance removal
In the event that the camp site is not used as such for a period of 12 consecutive months or longer, the office structure, shower block and electricity posts must be removed from the site and the land restored for agricultural purposes.
Motorhome restrictions
Motor homes and caravans may use the site only during the TT and Manx Grand Prix and for one week either side of the associated practice and race periods. Outside these times the site may be used only for camping in tents in accordance with condition 1 above.
Supports; applicant registered/quality operation, encourages tourist accommodation diversification for economy (significant contribution)
Recommend approval subject to visibility splays 2x70m, bound surfacing, no highway material deposit
No objection subject to public sewer connection per Manx Sewers for Adoption, no surface water to foul, communication fee
no objections
Supports for vital income to village facilities/shop/PO/takeaway
Supports; campers polite/clean, benefits local trade
Statutory consultees including Highways, Water Authority, Manx National Heritage, Ballaugh Parish, and Tourism Division raised no objections (some conditional), while local residents submitted objections citing history of unauthorized use, landscape impact, noise, traffic, and sewer concerns; Tourism supported the application.
Key concern: potential disturbance of human remains near early Christian chapel site
Isle of Man Water and Sewerage Authority
Conditional No Objection"No Objection:** - subject to the following conditions:-"; The anticipated flow from the campsite will be low over a 24 hour period... adequate capacity currently exists.
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority. All drainage works must conform to the requirements of “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense.; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority and the Sewerage Act 1999.; A communication fee will be payable to the Isle of Man Water & Sewerage Authority in respect of this property being connected (directly or indirectly) to the public drainage system.
Director of Highways
Conditional No ObjectionRecommend approval subject to the imposition of the following condition
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs.; The modified access must be constructed to the satisfaction of the Highway specification.; Visibility splays of 2 x 70 metres must be provided in each direction. Nothing must be planted, erected or allowed to remain within the visibility splays that exceeds 1.05 metres.; The vehicular access shall be surfaced in a bound material to prevent the depositing of mud and such like materials onto the highway.
Manx National Heritage
Conditional No ObjectionDevelopment will not be permitted which would damage, disturb or detract from an important archaeological site or an Ancient Monument or the setting thereof.; Environment Policy 40 of the Strategic Plan
Conditions requested: the pipe could be re-routed into the road immediately west of the proposed shower block rather than traversing the field to the northwest corner
Ballaugh Parish Commissioners
No Objectionhave no objections thereto
Tourism Division
Supportfully supports the above planning application
