Planning Statement

Planning Statement In Support Of The Installation Of 8 Glamping Pods, Hot Tubs, Sauna, Decking And Associated Pathways, Secure Bicycle Parking, Landscaping And Seating, Glen Helen, German

Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.0 INTRODUCTION
• 1.1 The site is that of the former glamping facility at Glen Helen together with the existing cafe/facilities building and part of the Department of Environment, Food and Agriculture car park. The site of the camping pods and cafe/facilities building is in the process of being purchased by the applicant from the former operator and the applicant is permitted to use approximately 15 car parking spaces in the adjacent car park for supporting the purpose of providing a camping facility on the site.
• 1.2 Up until recently the site accommodated ten glamping pods with permission for a further two to the west of the cafe (see accompanying plans as approved). These glamping units have all been removed following the cessation of the lease by the former operator. What remains is the cafe building which is empty and closed, and a cleared area to the east:
• 1.3 The glamping area has a post and rope fence separating it from the river bank and there are the remains of the decking pathways around the glamping area.

Sarah Corlett Town Planning Consultancy Ltd 2 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd 3 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.4 The area to the west of the cafe is also clear of any structures.
• 1.5 The adjacent car park is significant in area and can accommodate many vehicles. It also accommodates electric vehicle charging facilities.

Sarah Corlett Town Planning Consultancy Ltd 4 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.0 THE PROPOSAL
• 2.1 Proposed is the installation of eight glamping pods on the site of the former ten units. There will be five smaller units and three larger ones with the larger units closest to the river.
• 2.2 Where the lodge/tree house and additional glamping pod were previously approved, to the west of the cafe, there will no longer be any camping facilities and there will be instead a further hot tub and 6 person sauna facility together with a service area with holding tank which will be fenced off. The holding tank will accommodate the water from the hot tubs which will be piped to it and will be emptied regularly by others without any of this water entering the watercourse.
• 2.3 Each glamping pod will have a small semi circular decked area and the southern end and a small hot tub alongside. There will be a decked path leading to the pods from both sides of the cafe and which leads to the glen and play area to the east and a timber archway and gates leading from the northern end of the cafe into the camping area.
• 2.4 There will be screens between the pods using vertical sleepers to provide some privacy and low level bollard lighting along the pathways as shown on the site plan. A new tree with circular bench around it will be introduced between pods 1 and 2. A further circular bench is to be added to the existing tree in front of the cafe.
• 2.5 The pods will be of two sizes: 8m by 4m and 2.5m high and the smaller unit 6m by 3m and 2.5m high. They will be similar in appearance to those approved previously - that is a dome shape and finished in timber. The units will accommodate three internal rooms and have doorways on both ends. The units will provide modest cooking and eating facilities and for sleeping and washing.
• 2.6 A facility for the secure parking of bicycles will be provided - both to accommodate the bicycles brought by campers and potentially for cycles to be provided by the operator for users of the site.
• 2.7 The smaller pods will accommodate between 2-4 persons and the larger ones 2-6 persons.

Sarah Corlett Town Planning Consultancy Ltd 5 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 3.0 PLANNING STATUS
• 3.1 Isle of Man Planning Scheme (Development Plan) Order 1982

• 3.1.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose.
• 3.1.2 The 1982 Plan is the only currently adopted development plan for this site although there is a draft plan which is moving through the process towards adoption this year (see draft Area Plan for the North and West below).
• 3.1.3 The plan also shows the site (circled below) as within an area of Forestry Board Glen (coloured in solid green and annotated in the key as “national glen open to the public and owned by the Isle of Man Forestry, Mines and Lands Board”) and within a wider area of an area of High Landscape or Coastal Value and Scenic Significance (red striped lines below).

Sarah Corlett Town Planning Consultancy Ltd 6 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

3.2 Draft Area Plan for the North and West

• 3.2.1 This plan will, if and when adopted, replace the Isle of Man Planning Scheme (Development Plan) Order 1982 as it applies to the north and west of the Island. The plan has progressed as far as a public inquiry, held in July 2024 and the inspector’s report has been received and published (November 2024). Cabinet Office have responded to the inspector’s report and have published their proposed modifications as a a result of his recommendations, most of which they have accepted.
• 3.2.2 The application site is shown on the Proposals Map (West) as within an area which is not designated for a particular purpose. There are additional maps which show constraints which apply to the site. In terms of Environmental Constraints the site lies within a much wider area of ecological interest.
• 3.2.3 In terms of Infrastructural Constraints, the accompanying map shows an area which is at risk of flooding associated with the river to the south. The main part of where the pods will be located is outwith this area. The route of the existing high voltage electricity lines is shown (which does not cross the proposed development).
• 3.2.4 The Area Plan also introduces the Landscape Character Assessment conclusions which were part of the 2008 study. This has been adopted in the Area Plans in the South and East: the Area Plan for the North and West will complete the coverage of the Island in this respect. The full provisions of the Landscape Character Assessment as it applies to this site is set out at Appendix One and is summarised in the draft Plan as follows:

Landscape Strategy To conserve and enhance: a) the character, quality and distinctiveness of the valley with its dense deciduous woodland in lower valley bottom, the National Glen Helen, the scattered clusters of traditional farmsteads and the tranquillity and remote character of the upper valley.

Key Views

• • Enclosed views throughout the majority of the valley due to the deeply cut nature of the valley and the prevalence of trees.
• • More open views from the relatively bare upper valley slopes to the surrounding upland areas.

Sarah Corlett Town Planning Consultancy Ltd 7 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

3.3 Isle of Man Strategic Plan 2016

• 3.3.1 The Strategic Plan is largely non geographic and provides policy advice and guidance across the Island.
• 3.3.2 There is a presumption against development in areas not designated therefore as set out in General Policy 3. There is a list of exceptions provided which does not include tourism related development. The section of the document on tourism explains that

9.5.3 It is important that a balance be struck between the needs of tourism and the protection of these assets, and that tourism development should be sustainable in accordance with the objectives of this plan. There is no special reason why less demanding policies should be applied to tourism development than for other types of development in the countryside, and larger scale schemes may have to be the subject of an environmental impact assessment before planning permission is granted, as with any other form of large scale development.

• 3.3.3 Development which is harmful to the countryside is presumed against (Environment Policy 1).
• 3.3.4 Environment Policy 2 sets out a slightly higher test for development which is proposed in areas of an area of High Landscape or Coastal Value and Scenic Significance. It states that this policy will continue to apply “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.” Whilst the Landscape Character Assessment has been adopted by the Department and is being absorbed within the draft Area Plan, neither of these documents may contain policies and as such, there are not presently, nor will be “policies” controlling landscape classification and the provisions of Environment Policy 2 will continue to be applied.
• 3.3.5 EP2 requires that the protection of the landscape will be the most important consideration unless it can be shown that the development will not harm the character and quality of the landscape or, if it is, that the location for the development is essential.

Sarah Corlett Town Planning Consultancy Ltd 8 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 3.3.6 Development which adversely affects ecology is presumed against (Environment Policy 4 and 7) and that which either is affected by or would affect other land through flooding is also presumed against (Environment Policies 10 and 13).

3.4 Our Island Our Future

• 3.4.1 The Government has adopted a strategy for promoting tourism on the Island and increasing its contribution to the national economy. This document sets out those areas of the industry which need to be enhanced and/or expanded and how that should happen. It identifies that:

The Island is significantly underperforming as a holiday and short break destination, attracting only 56,500 visitors for these purposes in 2019, representing a market penetration rate of just 0.5%;

Our visitor accommodation offer is lagging behind our competitor destinations in terms of quality, choice and innovation. The seasonality of our visitor market makes it difficult to secure the commercial investment and lending that is needed to address this situation;

We are not making the most of many of our key USPs – our seas, our coastline, our countryside, our heritage, culture and arts, and our food and drink.

• 3.4.2 The Strategy aims to grow the annual visitor numbers to 500,000 by 2032 and increase the annual economic contribution to £520m.
• 3.4.3 The target markets include families, those coming for nature and conservation holidays, walking and cycling groups.

Sarah Corlett Town Planning Consultancy Ltd 9 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 4.0 PLANNING HISTORY
• 4.1 The site has had permission for the installation of the former glamping pods through 17/01254/B. A further application was submitted, 21/00558/B for the replacement of the approved (but not implemented) tree house with another glamping unit. The 2017 application also approved the cafe/welcome facility building which remains in situ.
• 4.2 There were previous applications for residential development on the site which were refused (14/00882/A and 04/01621/A).

Sarah Corlett Town Planning Consultancy Ltd 10 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 5.0 ASSESSMENT
• 5.1 Whilst the site is not designated for development, its most recent actual and lawful use was for tourism (glamping and welcome facility/cafe) and which followed on from a former use as an hotel which was replaced by the glamping development and cafe. As such, whilst tourism development is not one of the exceptions listed in General Policy 3, what is proposed is reinstating the most recent and lawful use but with fewer units. Glen Helen is and always has been a popular destination for walkers and cyclists, those wishing to make use of the various catering facilities which have been available here and of course those with an interest in racing on the Mountain Circuit.
• 5.2 Tourism is clearly an important part of the Island’s economy and also provides employment opportunities. What is proposed will address the recent loss of this tourist accommodation on this site and allow once again visitors and locals to be able to stay within this woodland location. The Tourism Strategy is capable of being a material consideration in the determination of any planning application and clearly supports the increase of existing tourist accommodation and enhancement of the quality thereof.
• 5.3 The proposal reduces the number of units and therefore the number of people on site and removes approved sleeping accommodation units from the area of the site closest to the dwelling across the river (Clyeen Cottage). The proposed development will therefore reduce any potential impact on these neighbours as this area will only be used as a sauna and hot tub and therefore not overnight accommodation or for prolonged periods of use. There is also screening proposed to direct any view from the hot tub to the south east rather than towards Clyeen Cottage.
• 5.4 The development will provide new units on the site, thus improving the quality of the accommodation on offer and will include new landscaping, decking and privacy screens. We would submit that the proposal supports the Tourism Strategy and accords with the lawful and historic use of the site for tourist accommodation so the principle of the development is acceptable.
• 5.5 The applicant is able to use around fifteen parking spaces within the existing car park alongside the site of the cafe and the pods including electric vehicle charging facilities.

Sarah Corlett Town Planning Consultancy Ltd 11 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 5.6 Provision will be made for the secure storage of bicycles within the site close to the entrance for those who bring their own bicycles or if the operator chooses to make these available to campers.
• 5.7 No trees will be removed or affected by the proposal.
• 5.8 The development will not have any adverse impact on the landscape or ecology of the area and will reinstate a popular tourist facility where there is ample car parking, electric charging facilities and on a bus route and where the facility is on the TT Course as well as being next to a beautiful glen, footpaths and cycle routes, thus contributing significantly to the Island’s tourist accommodation offer in support of the Tourism strategy and the landscape character assessment and guidance.

Sarah Corlett 28.02.25

Sarah Corlett Town Planning Consultancy Ltd 12 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

APPENDIX ONE

EXCERPT FROM THE LANDSCAPE CHARACTER ASSESSMENT 2008 B8 – GLEN HELEN Key Characteristics

• • Steep sided V-shaped river valley with and intimate scale.
• • Dense deciduous valley bottom riparian woodland that creates an enclosed character.
• • Numerous coniferous plantations on steep valley sides.
• • Exotic trees and walkways in Victorian National Glen Helen.
• • Numerous wooded tributaries.
• • Road corridor enclosed by woodland with a low stone wall along the pavement in places when the road is higher than the river.
• • Small stone houses clustered around river crossing points in the upper valley.
• • Pastoral fields on upper valley sides merge into surrounding upland areas.
• • Enclosed views throughout the majority of the lower valley due to the deeply cut nature of the valley and the prevalence of trees which open out in the upper valley to surrounding uplands.
• • A moderate sense of tranquillity, detracted from by the presence of the road in the lower valley bottom, with a strong sense of tranquillity and remoteness north of Mullen Rhenass.
• • Historic features including abandoned chapels and mills.

Overall Character Description Lower Glen Helen, north of Doran’s Bend, consists of a V-shaped valley with dense mixed deciduous woodland and coniferous plantations such as the Vaaish and Eairy Beg Plantations alongside the small river and on the steep valley sides. Irregular fields of rough pasture divided by sod hedges with some mature hedgerow trees and gorse form a gradual transition into the surrounding upland area on the upper valley sides. Mature Oak, Ash, Beech and Sycamore overhang and enclose the road corridor along which TT Race paraphernalia is scattered in the form of Marshal’s stations, road markings and signage. The road is edged by a stone wall and pavement that at times runs along the western side of the River Neb passing an converted Mill until the Glen Helen Hotel car park is reached thereafter the road is enclosed by dense woodland, taking the western branch of the valley that rapidly tapers out around Sarah’s Cottage as the higher ground is gained.

Sarah Corlett Town Planning Consultancy Ltd 13 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Glen Helen continues up the National Glen, which is a restored and managed Victorian Pleasure Ground planted with exotic trees such as Sequoia, Thuya and Western Hemlock. These are now mature and create a dense canopy within the steep sided and lush Glen, containing within it a variety of paths and bridges that give access to the Rhenass Waterfall. As the Glen ascends deeper in to the uplands, numerous tributaries in deep intimate wooded valleys join the main river with areas of grass meadow and riparian vegetation alongside the river banks. Traditional Manx slate houses and small barns are clustered by stone bridges at Mullen Rhenass and Little London, where narrow single track lanes, enclosed by the high grassy banks of Manx hedges, cross the river. The valley gradually merges into the uplands with bracken, gorse and heather replacing the lush riparian grasses. Large deciduous valley bottom trees give way to windswept Rowans and small native shrubs clinging to bare, open valley slopes. A moderate sense of tranquillity is detracted from by the presence of the valley bottom road in the lower section of the valley In the upper valley north of Mullen Rhenass towards and Little London, there is a strong sense tranquillity and a relatively remote feel.

Key Views

• • Enclosed views throughout the majority of the valley due to the deeply cut nature of the valley and the prevalence of trees.
• • More open views from the relatively bare upper valley slopes to the surrounding upland areas.

Historic Features

• • Mills
• • Abandoned Chapels and burial grounds

Ecological Features

• • Aquatic and waterside habitats
• • Upland heather moorland habitats
• • Marginal farmland habitats
• • Hedgerows with high biodiversity

Evaluation of landscape sensitivities

• • Exotic trees and walkways in Victorian National Glen Helen.
• • Dense riverside and valley bottom deciduous woodland and vegetation.
• • Ecological value of riparian and aquatic habitats.

Sarah Corlett Town Planning Consultancy Ltd 14 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• • Sites of archaeological importance.
• • Scattered clusters of traditional farmsteads and dwellings clustered around river crossings with stone bridges in upper valley.
• • Remote and tranquil character in the upper valley.

Landscape Strategy The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of the valley with its dense deciduous woodland in lower valley bottom, the National Glen Helen, the scattered clusters of traditional farmsteads and the tranquillity and remote character of the upper valley.

Sarah Corlett Town Planning Consultancy Ltd 15 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C