19 December 2025
Bridge House, West Baldwin, Isle Of Man, IM4 5ha
Appeal against the refusal for erection of three tourist camping pods, star-gazing platform, sauna and associated drainage and car parking
Minor Change to 22/00314/B, changes to external finishes, removal of external store, replacement of roof to existing single-storey utility room, repositioning of proposed roof lights, relocation of door to front elevation, and removal of utility room flue
Erection of three tourist camping pods, star-gazing platform, sauna and associated drainage and car parking
Erection of three tourist accommodation pods, landscaping, drainage, formation of a car parking area and conversion of the existing shed into tourist accommodation and therapy facilities
Information in relation to Condition 2 for PA 22/00314/B for bat mitigation report.
Erection of 2 storey side extension with balcony to the rear and replacement doors and windows
Installation of replacement roof tiles to dwelling and garage
Alterations and extensions to provide additional living accommodation, Bridge House, West Baldwin, Marown.
Alterations to conservatory, Bridge House, West Baldwin, Marown.
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The original application was refused by the Planning Committee on 11 August 2025, contrary to officer recommendation for approval, on grounds of conflict with countryside protection policies (GP3, SP5), unacceptable impact on neighbour amenity (GP2(g), EP22), and adverse visual impact (EP1, GP2-3). Appellant argued insufficient weight to tourism strategy, misunderstanding of layout, and overlooked screening. Inspector conducted site visit on 27 October 2025, found proposal conflicted with countryside presumption despite tourism benefits, caused unacceptable visual harm to rural character and modest harm to Glenside amenity, outweighing benefits. Appeal dismissed, upholding refusal.
Precedent Value
Demonstrates tourism benefits must clearly outweigh countryside harms on site-specific merits; substantial 'glamping' pods in sensitive rural valleys likely to fail unless highly screened/low-impact. Future applicants should prioritise minimal built form, strong landscape mitigation, and robust amenity controls.
