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Application No.: 25/90221/B Applicant: Ms Bryony Kneale Proposal: Installation of eight glamping pods, hot tubs, sauna, decking and associated pathways, secure bicycle parking, landscaping and seating Site Address: Campsite Glen Helen St Johns Isle Of Man IM4 3NP Senior Planning Officer: Jason Singleton Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 22.04.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside.
Reason: In the interests of the amenity of the wider area and to ensure that lighting is appropriate for the area.
This application has been recommended for approval for the following reason.
On balance, it is concluded that the proposal would not have significant effects on public or private amenities, or result in significant adverse impacts on the site ecology, highway safety, or landscape impacts. The scheme would also cater for a smaller group of campers at a site that provides appropriate facilities in addition to leisure contributions. The proposal is, therefore, considered to comply with the requirements of Business Policies 11 and 13, Transport Policies 4 and 7, Environment Policy 1 and 2, and General Policy 2 of the IOM Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to drawings and supporting information received on 14 March 2025, referenced;
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DoI - Highways Services - No objection German PC - No objection DOI - Highways Drainage - No objection
_________________________________________________________________ Officer’s Report
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AS THE APPLICATION SITE IS ON LAND OWNED BY THE DEPARTMENT (DEFA).
1.1 The application site is within the curtilage of the Glen Helen forestry which includes a car park, welcome centre/café (currently closed). The site is situated to the east of the highway / A3 TT Course. The site was previously used for 10 camping pods that have now been removed. The site and wider area are owned by DEFA. THE PROPOSAL - 2.1 Proposed is the installation of eight wooden camping pods, two measuring 8m x 4m and six measuring 6m x 3m, all 2.5m high with an arched roof and walls. The pods are
predominately constructed of timber and finished with timber cladding to the front and rear elevation and tiled mineral felt to the roof and walls. Each pod has shower /wc facilities, kitchenette, and sleeping accommodation. To the front elevations (south) are small semicircular decking areas for seating and alongside individual hot tubs.
2.2 Part of the proposal is to link the pods with a raised decking path that leads to the pods from both sides of the cafe and extends further into the glen and play area to the east. There will also be a central and communal covered gas BBQ area, a timber framed bike storage area and a spa area with freestanding hot tub, and barrel shaped sauna and plunge pool to the west of the welcome centre that will sit on a decking platform and vertical sleepers adjacent to the public path. - 2.3 The site will also use 15 parking spaces in the adjacent car park to the glen/forest.
3.1 In terms of local plan policy, the site lies within a wider area of Woodland and land identified as of High Landscape Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.
3.2 The application site is not with a Conservation Area or is clearly identified as being at floor risk on the DoI flood maps, however the River Neb sits to the south of the site.
3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
Spatial Policy; 5 Building in defined settlements or GP3 8 Reuse of quality built fabric for Tourism
General Policy
Business Policy 14 Tourist development in rural areas
Transport Policy
4.1 17/01254/B - Demolition of former Glen Helen Inn and erection of a single storey welcome centre with cafe facility, and the erection of 12 glamping pods for tourist accommodation. Approved.
4.2 21/00558/B - Erection of a timber lodge to replace approved tree house under PA 17/01254/B. Approved. - 5.0 REPRESENTATIONS
5.1 German Parish Commissioners (11/4/25).
5.2 Highways Services commented (21/03/25) No objection; "HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site will have a similar operation to the previous and approved site proposals, and there is enough car parking within the Great Helen site for the proposed operation of the glamping site and visitors of Glen Helen itself".
5.3 Eco Policy Team have stated no objection subject to soft landscaping conditions and that any low level lighting is considered form a bat protection perspective The applicant has submitted information (11/4/25) and this could be considered for relevance to meet the request but conditions have been added to address these. - 6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;
PRINCIPLE
6.1 As the site is not designated for development, the main issue in this case is whether the proposal complies with the provisions of General Policy 3 and if not, whether there are any material considerations which would justify a departure from the policy which presumes against development in the countryside.
6.2 The previous Planning Application PA17/01254/B assessed whether the principle of the overall works including the welcome centre was acceptable and stated that the proposed works in PA17/01254/B would be acceptable under GP3c, previously developed land. As such the principle of the development is acceptable.
6.3 The level and scale of development proposed would be akin to its former approval and used in a similar fashion, as the principle is acceptable, the proposed timber pods would be considered in keeping with the woodland setting. Being sited at a lower level than the car park offers a degree of concealment and natural privacy which helps with any visual impact upon the rural character and would be aligned with EP1 and 2 as there would not be any detrimental impact upon the countryside.
6.4 The continued use of the site for tourist accommodation or short stay accommodation would be appropriate and has previously proved successful and would be supported through the different government initiatives that promotes tourism or short stay holidays on the island and could be aligned with the principles of Strategic Policy 8 and Business Policy, 11. The latter part of Business Policy 14 allows for "other forms of quality accommodation in rural areas" subject to their being no detrimental impact upon the countryside through EP1 and 2. As such the use of the proposed pods for tourist use and for tourist related activities in the countryside would be acceptable. NEIGHBOURING AMENITY - 6.5 When considering whether there would be any adverse impact upon (loss of light, overbearing impact upon outlooks and/or overlooking) any of the neighbouring properties from the built form of the camping pods particularly to the neighbouring property to the west (Old Coach House) or to the north east (Former Swiss House). Given the level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment or considered to harm the neighbouring amenity, specifically to those identified. When viewing the proposals and the
context and previous use on site would be considered to be compliant with those sections of General Policy 2(g).
6.6 The proposed works would continue to use a well establish car park and it’s noted 15 spaces have been allocated to the use of this site. The wider car park can accommodate to approx. 64 spaces. In this instance it is noted Highway Services does not object. On balance, the support on this application from highways services and the level of information on drawings ensures the proposal would comply with GP 2 (h&i) and Transport Policy 4 and 7.
7.1 The proposed application is acceptable in terms of its design and appearance by proving suitable development to an existing site formerly used for the same proposals, albeit in a different layout and a lesser intensity. As such the proposals would comply with the aforementioned policies of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 28.04.2025 Signed : Presenting Officer
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
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