Rosehill Farm, Richmond Hill, Douglas, Isle Of Man, IM4 1jg
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Strategic Policy 4
Objectors cite policy requiring protection/enhancement of landscape quality and nature conservation, especially near designations, and no unacceptable pollution/disturbance. Proposed development in High Landscape Value area adjacent to open farmland.
Environment Policy 1
Objectors reference protection of countryside and ecology unless overriding national need with no alternatives; claim proposal lacks such need and harms ecology.
Environment Policy 2
Provides protection to Areas of High Landscape Value; objectors state character of landscape is paramount consideration.
Environment Policy 4
Protects Schedule 1 birds like Hen Harriers and Buzzards; objectors note daily patrolling and roosting on site.
Environmental Policy 22
Prohibits development causing unacceptable harm from noise, light pollution etc to amenity; objectors cite light, noise, smoke from site.
Environment Policy 42 - character and need to adhere to local distinctiveness
Prohibits backland development impacting visual amenity; objectors apply to campsite in open countryside.
General Policy 2
Requires development not to harm landscape, wildlife, amenity, highway safety; objectors claim breaches on multiple tests.
General Policy 3
Prohibits development outside zoned areas unless exceptions apply; objectors state no exception met, no overriding national need.
Transport Policy 4
Requires highways to accommodate development safely; objectors highlight dangerous access on high-speed road.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Requires pedestrian needs equal weight; objectors note no safe pedestrian access to bus stops.
Strategic Policy 2 - Priority for new development to identified towns and villages
Limits countryside development to exceptions in para 6.3; objectors claim none apply.
Strategic Policy 8
Tourist development using existing fabric without adverse impacts; objectors argue does not override countryside protections.
Strategic Policy 10
Promotes integrated transport minimising car use; objectors cite lack of pedestrian/public transport integration.
Business Policy 11
Tourism must comply with countryside protections; objectors state applies fully.
Highways Development Control requests further information on accessibility and internal arrangements but does not object to vehicular access; DEFA Ecosystem Policy Team objects due to insufficient ecological and arboricultural information; Isle of Man Fire & Rescue Service provides general guidance with no objection.
Key concern: Lack of ecological information including tree removal, protection, drainage plans, invasive species in hedging, and lighting
Highways Development Control
Conditional No ObjectionThe proposal should be supported with a more robust accessibility assessment, with particular regard to pedestrian accessibility outside of the site boundary.; Recommendation: Request further information/revisions.
Conditions requested: Completion of an accessibility audit or assessment for the site, with particular regard to pedestrian access; Clarification if the lane to the west of the site leading to A5 is available for use of visitors; Further detail of internal movement, clearly showing the entry and exit routes throughout all operating times; Detail of the information to be provided to all visitors prior to entry to the site in order to minimise risk of unsafe access/egress; Provision of bicycle parking
DEFA Ecosystem Policy Team
ObjectionObjection due to lack of information.; The Ecosystem Policy Team do not object to the principle of these plans but we do not believe that enough information has yet been submitted in support of the application.
Conditions requested: No works to commence unless a soft landscaping plan has been provided to Planning and approved in writing; No works to commence unless tree protection plan has been submitted to Planning and approved in writing; No external lighting to be installed unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing
Isle of Man Fire & Rescue Service
No ObjectionThis application does not fall within The Fire Precautions Act, however, it is recommended that the applicant follows the campsite guidance that can be found at iomfire.com/Business fire safety.; The applicant is to provide access and adequate water supplies for firefighting as described in B5 of ADB for the site.
