5 June 2007 · Planning Committee
Lower Gleneedle, Gleneedle, Lower Foxdale, Isle Of Man, IM4 3bf
The proposal sought approval to retain two timber 'tent-like' cabins with sloping roofs, single doors, two small windows each, and external picnic tables, located to the south of Lower Gleneedle in an area of High Landscape Value and Scenic Significance.
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The officer assessed the proposal against the Draft Strategic Plan's Business Policy 14, which permits tourism development in rural areas only if it complies with other plan policies, specifically req…
General Policy 3
Prohibits development outside zoned areas except for specific exceptions (e.g. agricultural workers' housing, conversions of valued rural buildings, previously developed land). Officer found cabins do not qualify under any exception, as they represent new tourist structures in open countryside.
Business Policy 14
Permits tourism in rural areas only if compliant with plan policies, including quality accommodation like hostels but requiring GP3 and BP9 compliance. Proposal failed as it breached countryside location rules.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Applies countryside protection policies to tourist development with equal weight. No mitigation for tourism use; locational conflict same as other development.
Do not oppose subject to conditions (e.g. sight lines)
No objection subject to notes on clearances from cables/lines
Comments received (no specific objection stated)
Multiple third-party objections from neighbours on visual, noise, access, and amenity grounds in an area of High Landscape Value; statutory consultees mostly do not oppose with some conditions; SPMC&E objects to new tourist units in countryside.
Key concern: New-build tourist units breaching Countryside Protection Policies in High Landscape Value area
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department...
Conditions requested: Applicant must contact the Authority's Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766) before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
SPMC&E
ObjectionIf these are to be considered as new 'buildings' for tourist temporary habitation, our first thoughts would be to object; they can be considered to be temporary structures akin to 'Portacabins' or caravans; All the accepted Countryside Protection Policies will be breached; The Society Strongly Opposes this application.
Conditions requested: Temporary Permission would seem appropriate
Patrick Parish Commissioners
No CommentThe Commissioners believe that the cabins should be sited nearer the facilities. Placing them where they are proposed will leave a large area that, in the future, could be infilled with further cabins.
Conditions requested: Cabins should be sited nearer the facilities; Consideration is given to any nuisance that may be caused to the neighbouring properties
Department of Transport, Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition: Sight lines of 2 metres by 18 metres shall be provided.
Conditions requested: Sight lines of 2 metres by 18 metres shall be provided
The original application 07/00213/R for retention of two movable wooden camping cabins in a field near farm buildings was refused on 31 May 2007 by the Department of Local Government and the Environment, primarily for contravening General Policy 3 as the site is unzoned and in an area of High Landscape Value. The appellant argued the cabins provide low-impact tourist accommodation compliant with Business Policy 14, are temporary and screened, and support agricultural diversification. The Council defended the refusal citing breaches of General Policy 3 and Business Policy 11, emphasising protection of countryside designations. The inspector concluded the development conflicted with strategic policies, had modest but unacceptable visual and activity impacts, and set a precedent for further erosion of scenic quality. The Minister accepted the inspector's recommendation to dismiss the appeal on 31 October 2007 and ordered removal of the cabins.
Precedent Value
This appeal demonstrates that even low-impact, movable tourist accommodation in open countryside will be refused if unzoned under GP3, regardless of economic diversification claims. Future applicants must identify specific policy exceptions or locate in zoned areas to succeed.
Inspector: Michael Hurley
