Planning Statement

North Coast Glamping - Planning Statement Temporary TT Campsite

Site Location: Ramsey Rugby Club, Isle of Man Applicant: Trailblazer Events Ltd (Operating name for this event, North Coast Glamping)

1. Introduction

This application seeks temporary planning permission for the operation of a glamping and camping site at Ramsey Rugby Club, Ramsey, during the Isle of Man TT for the next 5 years.

The proposal is to operate a temporary accommodation site across the rugby pitch and within the club grounds, with a maximum of 150 tents across the site.

Site set up will begin one week prior to practice week beginning and site will be cleared to its previous condition one week after the final race day. The site will be operational as a glamping site on the Friday before practice weekend at midday and close on the Monday following senior race day at 10am. Guests will be required to book a minimum 3-night stay.

Prior to the submission of this application there has been extensive discussion with Ramsey Rugby Club and Ramsey Town Commissioners, which has guided the outline of these proposals. Visit Isle of Man have also been consulted.

The application is supported by:

• ● Drawings produced by Penketh Millar Ltd
• ● Letter of support from Ramsey Rugby Club
• ● This Planning statement outlining site functions in detail.

2. Principle of the Development

The proposal represents a sustainable, temporary land use supporting the Isle of Man’s largest annual event. The TT generates significant demand for accommodation, and the proposed site helps meet that demand in a controlled, well-managed manner.

The chosen site is within Ramsey town, a sustainable location with access to existing infrastructure (water, toilets, showers, waste facilities, clubhouse amenities). The rugby pitches are not in use during this period, as it is the off-season, and the land will be reinstated for sporting use following the event.

Comparable temporary sites at Douglas Rugby Club, Ballakermeen School, Castletown Football Club, Ballafletcher Sports Ground and Peel Football Club have been granted planning permission in previous years, demonstrating strong precedent for this type of seasonal use.

3. Visual Impacts

The site will be orderly, well-maintained, and visually attractive:

• ● Accommodation provided in neat rows of beige canvas bell tents (approx. 5m diameter, 6ft high). Each tent will be numbered.
• ● Waste bins placed strategically across the site, with daily litter picks carried out.
• ● Dedicated cleaning team ensuring toilet/shower facilities and communal areas remain hygienic and presentable.
• ● The site will be secured by Heras or similar mesh fencing to provide security and denote site boundaries to campers and the public.

4. Highway Safety & Parking Provisions

• ● One main pedestrian entrance through the clubhouse (manned and monitored acting as the main reception for the site) and one secondary entrance for pedestrians. A locked vehicle gate will be installed into the perimeter fencing which will double as staff entrance, bin collection and emergency service access.
• ● A secondary emergency access gate at the far end of the site will also be established in the fence line with a combination lock.
• ● The road between the pitches and the lake will be temporarily closed during the operating period, creating a controlled one-way system and enabling the use of 48 designated parking bays for glampers. This minimises vehicle use of the pitches, reduces potential land damage, and ensures sufficient parking capacity for the site. Importantly, this arrangement avoids overspill into the public car park for the adjacent Mooragh Park and has no impact on hotel parking. Parking will be monitored by an attendant.
• ● Campers will be required to provide details of their vehicle(s)/motorbike(s) at the time of booking.
• ● Access will be wristband-controlled to ensure only campers and authorised staff are permitted on site.

5. Impacts Upon Neighbours

Noise & Disturbance

• ● A quiet site policy will be in place: noise to be kept to a minimum after 10:30pm.
• ● The clubhouse bar will operate under its existing licence, with last orders at 11:00pm and no live music after 10:30pm.

• ● A 24/7 security team will be on-site to enforce rules and manage any issues.
• ● Marketing will emphasise the site as a calm, family-friendly glamping experience, distinct from higher-intensity camping options elsewhere.
• ● Lighting of the site will be via low lumen level festoon style lighting, hung on poles along a travel corridor to the side of the tents. All tents will contain their own solar powered light, but campers will be encouraged to bring their own torch for night time visibility to maintain the Dark Sky area of the Mooragh estate.

Neighbour Liaison

• ● Direct contact details for the Site Operations Manager will be distributed to nearby residents in advance, enabling early engagement and prompt resolution of concerns.
• ● The nearest neighbour, Ramsey Park Hotel, already operates 24/7 and is sold out for TT 2026.

6. Site Management, Security & Setup / Takedown

• ● Perimeter fencing will be installed on day one of setup (approx. one week prior to practices) to secure the site.
• ● Tent installation will begin immediately after, taking approximately 2–3 days to complete.
• ● Facilities (waste bins, cleaning stations, signage, reception) will be installed during the same period.
• ● Supplementary toilet and shower facilities will be installed during this week.
• ● At the end of the event, takedown will begin on Monday after Senior Race day immediately after site closure, with fencing and tents removed within 4 - 5 days.

Security & Operations

• ● 24/7 security presence with fenced perimeters and controlled entry points.
• ● Full site fenced with monitored entrances for vehicles/pedestrians.
• ● Only registered guests with wristbands will be permitted access.
• ● An additional gate will be provided near the main entrance to ensure unhindered access for ambulances and emergency services. This gate will also facilitate bin collections, deliveries, and staff guest drop-offs/pick-ups without interfering with the main reception flow.
• ● Staff team includes: Site Manager, Security, Housekeeping/Cleaning, Guest Services.

7. Site Safety

Flooding & Drainage

An assessment of publicly available data, including Isle of Man Government’s updated flood risk maps, indicates that coastal and river flooding is not anticipated at the Ramsey Rugby Club site, which lies approximately 22 m above sea level.

The site benefits from naturally elevated terrain on a rain-shadow plain, with no history of flooding according to local planning records. The sandy soil, close to the sea means that in the even of heavy rain, the rainwater quickly percolates into the ground. Nonetheless, there will be an Emergency Evacuation Plan, integrated into the broader Site Safety Plan, to be developed in consultation with local emergency services, ensuring preparedness for any unforeseen events.

Drainage of wastewater and foul facilities will utilise the existing clubhouse infrastructure.

8. Sports Pitch Restoration

• ● The rugby pitches are out of use during the proposed operation period. Playing season runs from late August to early May, generally end of April being last fixtures. Pre season training traditionally begins around Tynwald day (5th July).
• ● The pitch, being heavily sand based soil is generally extremely dry and quick draining. During the summer months it becomes very hard and should not break down in wet weather like is seen for example at Nobles Park.
• ● After the event, basic restitution works will be carried out as required, including grass cutting and scarifying if required.
• ● There is sufficient time for recovery before the start of the rugby season in late August/ early September.
• ● In the unlikely event of significant damage, North Coast Glamping will fund and coordinate remedial works to restore the pitches.

9. Conclusion

The proposed temporary glamping site at Ramsey Rugby Club will provide much-needed accommodation during the TT in a well-managed, sustainable, and low-impact way.

The proposal:

• ● Uses land that is not required during the operating period
• ● Has precedent from similar approved sites across the Island
• ● Provides strict noise, security, and management measures to protect neighbours
• ● Includes plans for site restitution and ongoing liaison with stakeholders
• ● Sits outside recognised flood risk zones, with contingency planning in place
• ● Introduces a managed road closure and parking system to minimise land damage and avoid overspill into public and hotel parking areas
• ● Provides an emergency access gate to ensure public safety and efficient site servicing
• ● Brings potential customers to the existing Ramsey Rugby Club bar/ Clubhouse, raising much needed funds for a community club. These potential customers will also likely visit the existing retail and food/drink establishments in Ramsey helping grow the local economy outside of the main TT visitor hub of Douglas.

We respectfully request that planning permission be granted for the temporary use of the site for this purpose.