22 June 2020 · Delegated - Principal Planner Sarah Corlett
Glebe Farm, Main Road, Kirk Michael, Isle Of Man, IM6 2hd
The site comprises two agricultural fields (234227 & 234228) between the A3 main road and Old Railway Line, adjacent to a petrol station and within an Area of High Landscape Value and partly in Kirk Michael Conservation Area.
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The officer determined that no information demonstrated no reasonably acceptable alternative sites or overriding national need for a campsite of this standard, resulting in unacceptable loss of agricu…
Environment Policy 1
Protects countryside for its own sake unless overriding national need demonstrated and no alternative sites available. Officer assessed proposal fails as no evidence of alternatives or national need for this standard of campsite in this location, justifying refusal for agricultural land loss.
General Policy 3
Presumption against development in countryside except specific exceptions (e.g. agricultural buildings, replacements); campsites not included. Officer found proposal unwarranted loss of agricultural land without justification, failing policy tests.
Environment Policy 2
Development must not harm landscape character/quality and location must be essential. Permanent camping spread harms rural character, AHLV visibility from main road as prominent village gateway.
Environment Policy 35
Development must preserve/enhance Conservation Area character/appearance. Camping paraphernalia detracts from historic/architectural quality of adjacent properties.
Transport Policy 4
Developments must accommodate traffic without highway safety harm. Lacked traffic surveys, visibility details for intensified access; local concerns overruled Highway Services despite their conditional support.
Strategic Policy 8
Tourism supported if using existing buildings without harming environment/agriculture/highways. Cumulative harms (land loss, visual, highways) outweigh tourism benefits without overriding need.
Do not oppose subject to conditions including pitch limits (max 45 incl. 10 motorhomes), operational restrictions, pedestrian facilities, waste details, EV charging
Highway Services provided conditional no objection with specific conditions on operations, pedestrian access, EV charging, and waste management; Ecosystem Policy Officer initially raised concerns but later conditional no objection pending landscaping and lighting conditions; Michael Commissioners objected due to traffic safety and agricultural land use.
Key concern: dangerous highway access and increased traffic risks from Michael Commissioners objection
Ecosystem Policy Officer
Conditional No ObjectionWe have multiple bat records in the area, and they are likely to use the old railway tracks as a commuting and foraging route and may use the grove of trees within the development site for roosting; I am content with the plans as proposed but request a condition on approval for the securing of these areas
Conditions requested: If lighting required, low level lighting design plan directing light away from site boundary features and copse of trees, secured via planning condition; Landscaping plan incorporating Manx native hedge, tree and wild flower planting secured via planning condition, particularly boundary along old rail tracks; All new planting undertaken with Manx native or honorary native species; Down lighting secured via planning condition; No further lighting without written agreement from Planning Directorate
Ecosystem Policy Officer
Conditional No ObjectionThe applicants have stated that the light spill from the café area will be limited to the front of the proposed structure, away from the site boundaries and the shower block lighting will be downward facing low level security lighting
Conditions requested: Condition securing landscape areas and all new planting with Manx native or honorary native species; Down lighting secured via planning condition; No further lighting of the site allowed without written agreement from the Planning Directorate
Highway Services Division
Conditional No ObjectionHighway Services do not oppose the proposal and suggests conditions to limit usage and number of pitches as well as to improve pedestrian connectivity and site waste management; Recommendation: DNOC
Conditions requested: Restrictions of operation: Opening period maximum 11 months of the year; Opening hours to be determined; Maximum number of pitches 45 including 10 motor homes; Pedestrian access works submitted and approved prior to occupation, retained lifetime of development; Details of Electric Vehicle Charging Points submitted prior to commencement, implemented prior to occupation, retained lifetime; Details of waste collection provision including bin stores submitted prior to occupation, implemented before use commences, retained lifetime
Michael Commissioners
ObjectionThe Commissioners object to this planning application; they would not be willing to provide a licence for another campsite
The original application sought change of use of agricultural land to a permanent campsite with 45 pitches, hardstanding, electric hook-ups, relocated facilities, cafe, and decking, refused by DEFA for lack of overriding need, loss of agricultural land, visual harm to AHLV and Conservation Area, highway safety concerns, and conflict with IMSP policies. The appellant argued demonstrated demand, support from tourism bodies and local businesses, highway approval, enhanced landscaping, seasonal operation, and minimal visual impact through screening. The inspector found the principle of development unacceptable without proven national need or alternatives, adverse visual impact on AHLV despite mitigation, and residual highway safety doubts, though amenity and ecology were acceptable. The appeal was dismissed on 6 January 2021, upholding the refusal.
Precedent Value
Demonstrates strict application of EP1/GP3 requiring robust evidence of national need and no alternatives for countryside/AHLV tourism; temporary approvals provide limited weight for permanent schemes. Future applicants must provide market analysis, site searches, and quantified tourism benefits to justify exceptions.
Inspector: Brian J Sims
