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                                      18/00993/C                                     Page  1  of  6

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00993/C Applicant : Mrs Carolyn Stephenson Proposal : Creation of a campsite for the weeks covering TT and MGP with existing toilet and shower facility Site Address : Glebe Farm Main Road Kirk Michael Isle of Man IM6 2HD

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.10.2018 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. Should the camp site not be used as such for a period of 24 months or more from the last use as a seasonal camp site in accordance with the conditions of this approval, the structures associated with the use - the toilet and shower facilities - must be removed from the site

Reason: To ensure that the proposal does not result in any unjustified adverse environmental impact on the surrounding area.

C 3. The camp site may be available for use as such, no earlier than seven days before the first practice associated with the TT and with the Manx Grand Prix/Festival of Motorcycling and up to seven days after the last race in each case and the camp site may be erected within three days before this and taken down within three days after this.

Reason: The application is for the use of the site for the practice and race periods only and whilst provision should be made for setting up and dismantling the camp site, the site should not be used for camping outside those times reasonably associated with these race periods.

Plans/Drawings/Information:

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                                      18/00993/C                                     Page  2  of  6

This decision relates to the submitted drawings and information all received on 19th March, 2018.

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Interested Person Status - Additional Persons

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

Highcroft, Ballavitchel Road, Crosby as they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __

Officer’s Report

THE APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE DEVELOPMENT IS CONTRARY TO THE DEVELOPMENT PLAN & IS RECOMMENDED FOR APPROVAL CONTRARY TO OBJECTION FROM THE LOCAL AUTHORITY

THE SITE 1.1 The site is part of the holding of Pennybridge Stables, an equestrian facility situated on the outskirts of Kirk Michael, to the rear of the fuel filling garage which is the last building at the eastern end of the village. The holding extends to a greater area which lies further north and west than the application site which includes part of the fields between the house and stables and the TT Course (A3) and the secondary access from the application site and the farm onto the Orrisdale Road.

1.2 The stables on the site are not used for liveries but for the accommodation of the applicants' own horses. A horse riding school is operational on the site in a large building behind the fuel filling station. A copse of trees lies between the building and the A3. The site has the benefit of a number of different planning approvals for diversification of the use of the site, some of which have been implemented, others not (see Planning History), including a hot food take away and a camp site.

1.3 The site is currently being offered for sale in two parts - firstly the arena and land in front, which has planning approval for redevelopment as housing (15/00539/A and 16/01375/A) and secondly the remainder of the site which is also covered by 16/01375/A which proposed the redevelopment of the site for residential development.

THE PROPOSAL 2.1 Proposed is the use of the space between the farm and the TT Course for camping in tents during the periods of TT and Manx Grand Prix/Festival of Motorcycling and the use of the toilet and shower facilities previously approved. This had permission for a temporary period which expired in 2017. The applicant has explained previously that during the TT and Manx Grand Prix/Festival of Motorcycling periods the field cannot be used for horses due to the proximity of fast moving vehicles and as such, their income is reduced accordingly. They would like to supplement the income from the horse riding school with that from the camp site and also utilise the fields during the practice and race periods. They had run the camp site for three years since the approval in 2014 and it proved popular and supported local shops and services.

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                                      18/00993/C                                     Page  3  of  6

2.2 The campsite would accommodate both pre-erected tents and those bringing their own camping equipment. Regency Travel and Department of Economic Development have both previously indicated their support for the application.

2.3 Also proposed is the retention and use of a toilet and shower facility in the form of a mobile home which is already in situ between the indoor riding school and the fuel filling station and approved under the earlier application. This is around 3.6m wide and around 9m long and is currently a very dark green in colour.

2.4 Finally a waste water treatment system was introduced under the earlier application in the form of a septic tank which is sited between the indoor school, the shower and toilet facility and the house.

2.5 The drawings do not provide any indication of how many tents would be accommodated. However, comparing it with other proposals for local sports pitches, the site could accommodate around 65 tents, using the ratio applied at the NSC, which proposed to accommodate more tents per sq m than Ballakermeen, Colby or Rushen.

PLANNING STATUS AND POLICY 3.1 The site is designated as Agricultural Open Space on the Kirk Michael Plan of 1994. The house and stables are within a wider area of Predominantly Residential land use.

3.2 As such there is a presumption against development as set out in Environment Policy 1 of the Strategic Plan.

3.3 In planning terms, there is no provision within the Strategic Plan to support new camp sites and tourist development is treated the same as any other form of development in the countryside - that is, there is a presumption against development. However, it is recognised that camping is becoming an important part of the Island's tourist attractions and an increasing popular form of tourist accommodation and understood that Department of Economic Development is supportive of initiatives which attract and accommodate more visitors to and on the Island. A number of camp sites have been approved - some brand new ("Silly Moos" in Lezayre, Ballaugh Glen, Knockaloe Beg), others which have existed in an unauthorised form for some time and some of which now have approval (Glenlough in Marown). Encouragement is given for such facilities to be grouped near to existing buildings and where possible, to complement existing operations on the same site.

PLANNING HISTORY 4.1 Planning approval has been granted for a number of developments on the site as a whole. Permission was granted under 14/01001/B for the creation of a temporary camp site for TT and MGP periods and the installation of a toilet and shower facility. The Planning Committee approved the application at its meeting of 10th November, 2014 subject to additional conditions to require that the shower and toilet facility is painted dark green, the removal of the shower/toilet facility should the camp site no longer be operational and amending the recommended condition 1 to clarify that the camp site may operate in 2016 and 2017 and to allow for use up to a week either side of the TT/GP periods.

4.2 Permission has also been given to the use of part of the site for a catering business - 14/01459/C and for various residential redevelopments - 16/01375/A and 15/00539/A.

REPRESENTATIONS 5.1 Michael Commissioners raise no objection but note that in previous years of operation of the camp site, there have been issues with litter blown down the former railway line, and the Orrisdale Road as well as the fact that access was provided to the railway line where

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                                      18/00993/C                                     Page  4  of  6

motorbikes were observed racing up and down. They seek conditions to try to address these issues (08.10.18).

5.2 No comments have been received from any other statutory consultees. In the case of the 2014 application there were no comments from Highway Services on that either, and submissions of support from Regency Travel and Department for Enterprise (then Economic Development).

5.3 Correspondence has been received from the occupier of Highcroft, Ballavitchel Road in Crosby, expressing concern about the plans which were submitted and whether they comply with the requirements set out in statute. He queries whether there are toilets and showers, how big the tents will be, how many tents there would be, whether there are drying facilities, which he considers to be essential, as well as access for disabled users, including pathways. He too mentions litter and a need for clarification of the position on motorcycle parking to ensure safety on site. In the last message he confirms that these planning issues have been resolved and he withdraws his complaint and all correspondence associated with it (07.10.18, 08.10.18, 08.10.18, 09.10.18, 10.10.18, 12.10.18 and 17.101.18)

ASSESSMENT 6.1 Whilst planning approval has been granted for this use of the site, this was on a temporary basis, this being to see whether the use would have any adverse impacts on the environment or whether additional levels of control would be control to enable the use to be operational without adverse effect. The comments of the Commissioners indicate that there have been some issues with litter and access. Whilst such issues could be the subject of a condition, seeking details of a management scheme, were there no other existing controls in existence, Department of Infrastructure have responsibility for the Island's footpaths and it is not permitted for vehicles to use a public right of way, which the former railway is. There is therefore, already control of this and it should not be the subject of a planning condition which would duplicate responsibility. Similarly, in the licensing of camp sites, DEFA issue standard conditions of operation, administered by the relevant local authority which include the control of litter and the provision of adequate refuse receptacles to prevent this being an issue. If there have been issues with either litter or access to the footpath, then other parts of Government should be required to manage and address this, not the planning system.

6.2 Those using the camp site will be able to have convenient use of the village facilities - the public house, village shop, cafe, church and public transport system which are all within walking distance and it is relevant that there are no local objections to the proposal.

CONCLUSION 7.1 The use is for two periods of time within the year when the fields cannot be used by horses. The use would support the Government's tourist accommodation strategy in a sustainable way and the application is supported subject to an additional condition requiring the removal of the shower and toilet facilities should the site cease operating as a camp site at any time.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

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8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted

Committee Meeting Date: 29.10.2018

Signed : Miss S Corlett Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required .

YES/NO See below

PLANNING COMMITTEE DECISION 29.10.2018

Application No. :

18/00993/C Applicant : Mrs Carolyn Stephenson Proposal : Creation of a campsite for the weeks covering TT and MGP with existing toilet and shower facility Site Address : Glebe Farm Main Road Kirk Michael Isle of Man IM6 2HD

Principal Planner : Miss S E Corlett Presenting Officer As above

Addendum to the Officer’s Report

The Planning Committee approved the application at its meeting of 29th October, 2018 subject to an additional condition requiring the use of the site for tents only, and to add a note regarding the reasons why conditions were not attached to deal with the issues raised by the local authority of litter and unlawful access by vehicles onto the public footpath.

Conditions of Approval

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                                      18/00993/C                                     Page  6  of  6

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. Should the camp site not be used as such for a period of 24 months or more from the last use as a seasonal camp site in accordance with the conditions of this approval, the structures associated with the use - the toilet and shower facilities - must be removed from the site.

Reason: To ensure that the proposal does not result in any unjustified adverse environmental impact on the surrounding area.

C 3. The camp site may be available for use as such, no earlier than seven days before the first practice associated with the TT and with the Manx Grand Prix/Festival of Motorcycling and up to seven days after the last race in each case and the camp site may be erected within three days before this and taken down within three days after this.

Reason: The application is for the use of the site for the practice and race periods only and whilst provision should be made for setting up and dismantling the camp site, the site should not be used for camping outside those times reasonably associated with these race periods.

C 4. This approval is for a tented campsite only.

Reason: The proposal has not been assessed on the basis of anything other than tents on the site: motorhomes or other camping structures could have a different visual and traffic safety impact and would need to be assessed separately.

N 1. It should be noted that issues of litter and access to the public footpath are ones which are the responsibility of other parts of Government and different legislation. In order for the campsite to be licensed, standard conditions of operation are imposed, which would include management of litter and which can be controlled under this process. Similarly, access by vehicles to the public footpath system is the responsibility of the Department of Infrastructure and concerns regarding unlawful access should be directed at them rather than through the planning application system.

Plans/Drawings/Information:

This decision relates to the submitted drawings and information all received on 19th March, 2018.

Customer note

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