Decision Notice

Mr David Lee 79 Parliament Street Ramsey Isle of Man IM8 1AQ

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Silly Moos Campsite Limited, Ref 24/90966/B, for the Change of use of land to create a camp site with associated access tracks, hard standings, motorhome and tent pitches, reception and temporary communal facilities at Field 124689 West Kimmeragh Road Bride Isle Of Man IM7 4BB .

Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).

• 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• 2. This approval relates to the use of the area edged red and shown for camping pitches, and for a maximum of 12 motorhome pitches and 60 standard grass tent pitches within the site during the approved period of operation.

Reason: To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted. The development is within an area not zoned for development and permission has been granted as an exception.

• 3. The caravans/motorhomes stationed on the site shall not be occupied as a person's sole or main place of residence.

Reason: To ensure that the approved holiday accommodation is not used for permanent residential occupation.

4. The temporary structures hereby approved shall be erected no sooner than 10 daysbefore the first designated practice, and shall be removed no later than 3 days after the finalrace, of any of the following events:

• o Isle of Man TT; and
• o Manx Grand Prix. The accommodation on the site hereby approved (including any motorhome or tent) shall be
• occupied no sooner than 3 days before the first designated practice, and shall be removed no later than 3 days after the final race, of any of the following events:
• o Isle of Man TT; and
• o Manx Grand Prix.

Reason: To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.

5. Prior to the commencement of the development hereby approved, details of thelandscaping to be carried out on site and along the boundary shall be submitted to andapproved in writing by the Department.The detailed landscape plan shall include:

• o A detailed landscaping layout
• o Details of planting (no non-native species)
• o Site levels
• o Details of the landscape features (hedges and trees) marked to be retained on site The details of planting shall include:
• o Planting plans (at a scale not less than 1:100)
• o Written specification of planting and cultivation works to be undertaken
• o Schedules of plants, noting species, plant sizes, and proposed numbers/densities
• o A programme for the implementation, completion, and subsequent management of the proposed landscaping

The development shall be carried out in accordance with the approved scheme and shall be retained as such thereafter unless changes to the landscaping have been submitted to and approved in writing by the Department. Any additional removal must be compensated for by replacement planting in accordance with details which have first been approved in writing by the Department.

Reason: To ensure the site is appropriately landscaped, enhancing its appearance and providing environmental benefits.

6. Prior to the commencement of the development hereby approved, details of a habitatmanagement plan shall be submitted to and approved in writing by the Department. This planshall include details of protection zones for existing hedgerow, Sodbanks and maturelandscaping on the boundaries of the site, including physical barriers to ensure that campingactivities do not encroach into these protection zones. This protection zones shall beimplemented and shall be maintained throughout the period of use of the field for campingpurposes in accordance with the approved details. The land shall thereafter be managed in fullcompliance with the approved habitat management plan for the lifetime of the development.

Reason: To safeguard the existing trees, sodbanks, hedgerows, and planting to be retained within the site and along the site boundary.

• 7. No external lighting shall be installed on the site unless a sensitive low-level lighting plan has been submitted to and approved in writing by the Department. The lighting plan must adhere to the best practice guidance detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023). All external lighting shall be installed and operated strictly in accordance with the approved lighting plan.

Reason: To avoid adverse ecological impacts on nocturnal wildlife, particularly bats, and to ensure that external lighting does not negatively affect the surrounding biodiversity.

• 8. The development hereby approved shall be carried out strictly in accordance with the submitted waste management plan and retained as such thereafter.

Reason: To ensure the development operates in an environmentally responsible manner and minimizes waste impact.

• 9. The temporary structures, including marquees, must be fully removed during nonoperational periods. No external storage of camping-related materials, movable structures, or equipment shall take place outwith the permanent building/retained structures shown on the approved plan (Drawing No. 002 - Proposed Site Plan) on the site at any time outside of operational months detailed in Condition 4 of this approval.

Reason: To maintain the rural and agricultural character of the site during non-camping periods.

• 10. A traffic and access management plan, outlining measures to manage vehicle movements and avoid congestion during peak periods (e.g., TT and MGP events), must be submitted and approved before the commencement of operations. Reason: To minimize the impact of additional traffic on nearby properties and road users.
• 11. Prior to the commencement of the development hereby approved, parking areas shall be laid out in accordance with details which have first been approved in writing by the Department, and retained as such thereafter. The details shall include the dimensions, surface materials, and markings for designated spaces.

Reason: To ensure the parking areas are efficiently designed and provide safe and adequate capacity for visitors.

• 12. The development hereby permitted shall not commence until details of the entrance and exit points, including measures to prevent surface water runoff onto the public highway, have been submitted to and approved in writing by the Department. These details shall include measures for seasonal access management to prevent unauthorized use of the site. The approved measures shall be implemented in full prior to the first use of the development and shall be maintained thereafter.

Reason: To prevent surface water runoff from the development from discharging onto the public highway, to avoid potential hazards to road users, and to preserve the integrity of the highway infrastructure.

• 13. In the event that the development ceases to operate for a period exceeding 18 months, the approved building, all structures and hardstanding areas shall be removed, and the land shall be restored to its original state suitable for farming. A restoration plan detailing the steps to be taken to achieve this shall be submitted to and approved in writing by the Department within one month of the cessation of operations. The approved restoration plan shall be implemented in full within three months of its approval.

Reason: To ensure that the land is returned to a condition suitable for agricultural use, thereby preserving the agricultural potential of the site and preventing dereliction.

This approval relates to the following documents and plans:

• 1. Correspondence from the Applicants' Agent:

• o 4 March 2025
• o 13 January 2025

• 2. Economic Statement (3 March 2025)
• 3. 20 January 2025: o Transport Assessment prepared by Highway Mann Transport Consultants and dated

January 2025. o Design Statement prepared by Cornerstone Architects Ltd and dated January 2025.

• 4. 23 December 2024: o Ecological Assessment prepared by Curragh Environmental Consultancy and dated

December 2024.

• 5. 11 September 2024:

• o Cover Letter
• o Drw. 100 - Proposed Reception Plan and Elevations
• o Drw. 101 - Existing Portakabin Plans and Elevations
• o Drw. 001 - Site and Location
• o Drw. 002 - Proposed Site Plan

This decision has been made for the following reasons(s) On balance, it is concluded that the proposal would not have significant adverse effects on public or private amenities, site ecology, highway safety, or landscape character. The development integrates camping-related infrastructure in a way that respects the character of the site and its surroundings, while also providing sufficient environmental information to address its permanent use.

The scheme ensures that the expected increase in traffic can be accommodated effectively, without compromising parking or highway safety. Additionally, the 65-meter separation distance from the nearest dwelling and the presence of mature landscaping help to protect residential amenity.

The proposal is, therefore, considered to comply with the requirements of Strategic Policy 8, Transport Policy 4, Environment Policies 1 and 24, and General Policy 3 of the IOM Strategic Plan 2016. It also aligns with the principles outlined in the Department for Enterprise IOM Destination Management Plan 2016-2020 and the Policy on the Development of Non-Serviced Accommodation 2019.

Date of Issue: 9th April 2025

J CHANCE Director of Planning and Building Control

Guidance Note

This decision was made by the Planning Committee in accordance with the authority delegated to it.

This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.

A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)

Implementation A determination to grant planning approval does not have effect —

if an appeal is submitted until the appeal is determined or withdrawn; or

if no appeal is submitted, but there are potential appellants in addition to the applicant, until the time within which an appeal may be submitted has expired (21 days from the date of this notice).

Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.

Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.

Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.

Guidance on how to appeal is available at gov.im/howtoappeal