31 October 2008 · Planning Committee
Campsite, Glen Road, Ballaugh, Isle Of Man, IM7 5jg
The proposal sought retrospective approval for three portacabins (dimensions 7.4x2.7m, 6.2x2.7m, 3.2x2.7m), four electrical hook-up bollards for motorhomes, and change of use of Field 221335 from agriculture to mixed agriculture/campsite use, operational since May 2007.
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The officer concluded the portacabins represent inappropriate development in an area of High Landscape Value and Scenic Significance, detrimentally affecting the openness of the countryside, contrary …
General Policy 3
Restricts development outside zoned areas except specific cases like essential agricultural housing or redundant building conversions. Officer assessed no exceptions apply: not agricultural essential, no redundant buildings of value, not previously developed land improving landscape, not replacement dwelling or national need. Portacabins and campsite fail all tests as inappropriate rural introduction.
Environment Policy 1
Protects countryside (land outside settlements or zoned areas) for its own sake; no development unless overriding national need with no alternative. Site is countryside; no overriding need shown for campsite diversification, so protection prevails over farm income benefits.
Environment Policy 2
In High Landscape or Coastal Value and Scenic Significance (AHLV) areas, landscape character protection paramount unless no harm or essential location. Portacabins harm openness and appear incongruous despite partial screening; campsite/motorhomes add impact; no essential location justified.
No objections
No objection subject to conditions including connection to public foul sewer
Do not oppose subject to visibility splays of 2.4m x 23m, 6m wide gateway, 10m hard standing
Applicant to consult Fire Safety Department for campsite fire safety guidance
Does not object to principle despite not zoned; cabins not attractive but screened; suggests mitigation planting; queries if EIA required for permanent campsite
Statutory consultees from Drainage Division, Highways Division, Fire Safety, and Ballaugh Parish Commissioners raised no objections with conditions on drainage, access, visibility, and fire safety consultation; local residents objected strongly citing landscape impact, highway safety, retrospective nature, and precedent for breaches.
Drainage Division, Department of Transport
Conditional No ObjectionNo Objection subject to the following conditions; The camp site fall with in a public sewer severed area and therefore must be connected to the public foul sewer.
Conditions requested: The proposed camp site must be connected to the public foul sewer in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys [including CCTV] are to be carried out at the developer's expense.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Visibility splays of 2.4 metres x 23 metres are required.; Gateway to measure at least 6 metres wide for access and egress of motor homes and to facilitate two way traffic.; 10 Metre hard standing from edge of carriageway to minimise mud being brought onto the highway.
Fire Safety Officer, Isle of Man Fire and Rescue Service
No CommentApplicant to consult with the Fire Safety Community Department for guidance on camp site fire safety.
Conditions requested: Applicant to consult with the Fire Safety Community Department for guidance on camp site fire safety.
Ballaugh Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto.
