1 September 2020 · Planning Committee
Field 411412, Ballafesson Road, Port Erin, Isle Of Man, IM9 6nj
The proposal involves creating a tourist site on an open field in Port Erin with 22 standard glamping pods (arch-shaped, 3m high, timber clad), 8 luxury pods (8x8.75m footprint, 3.4m ridge height, timber clad with green profiled roofs), a 25x11.5m welcome centre (4m ridge), 10.4x7.5m toilet/shower block, camper van are…
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The officer acknowledges the proposal is contrary to the land use designation as Open Space in a Green Gap per Area Plan for the South and Strategic Plan policies EP1/GP3, which presume against develo…
General Policy 3
Presumes against development in undesignated countryside unless exceptions apply, including overriding national need (g) with no alternatives. Officer applied exception for tourism aligning with DfE strategies despite green gap/open space conflict, as benefits outweighed harms with mitigations.
Environment Policy 1
Protects undesignated land for its own sake. Development contrary but low-profile structures, landscaping buffers, ecological enhancements found not to unacceptably harm landscape/ecology.
General Policy 2
Requires no undue harm to amenities, highways etc. Assessed compliant via distances (56m to dwellings), conditions, topography mitigating visual/noise impacts.
Business Policy 1
Encourages employment growth if policy-compliant. Supported via tourism strategy alignment creating jobs.
Transport Policy 1
Locate near public transport. Site walking distance to village, bus/train/beach.
Transport Policy 4
Highways accommodate generated traffic safely. Transport Statement/Highway Services confirmed acceptable with conditions.
Environmental Policy 22
No unacceptable harm from noise/light pollution etc. Mitigated by buffers, low lighting, management.
Environment Policy 24
Requires environmental info for significant effects. Supporting info deemed abridged EIA sufficient.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Vehicular access and parking
The new vehicular access and parking as shown on drawing 1808/03B must be in place prior to the site becoming operational.
Pedestrian crossing provisions
Prior to the first occupation of the site, there must be in place provisions to enable users of the site to access the surrounding area safely and conveniently on foot... including uncontrolled pedestrian crossings.
Landscaping plan
Prior to the commencement of works on site, the applicant must have approved by the Department, a detailed landscaping plan, which demonstrates how the site will be ecologically and visually enhanced together with a timetable... and five year maintenance schedule.
Landscaping implementation
All planting... must be carried out in the first planting... Any trees or plants which within five years... must be replaced.
Lighting scheme
No lighting may be introduced within the site unless and until a detailed lighting scheme has been approved...
Golf course protection plan
No development may commence on site until a plan has been approved... illustrating the means by which users... protected from golf course.
Holiday use only
The development... shall not be used... other than for short-let holiday accommodation... not occupied by same person(s) exceeding 28 days in any calendar year.
Site restoration
If the site should cease being used... for camping purposes, within one year... all structures must be removed... site returned to a field. Any landscaping may remain.
Unanimously support the application
Layout reasonable subject to revisions/conditions for paths, audits, parking widths, EV charging, motorcycle/cycle parking
No detriment to ecology, planting beneficial if native
Welcomes wildlife enhancements, requires lighting/landscaping details
Supportive for family camping holidays
Wonderful step to revive village tourism
Well landscaped, no significant neighbour interference
Brings tourism/employment, benefits local businesses, ideal location
Visit Isle of Man officers generally support the glamping proposal for diversification but note lacks in design uniqueness and insufficient information on accessibility, economics, and viability; Highways initially objects requiring revisions but later raises no objection subject to conditions; Port Erin Commissioners support the proposal.
Key concern: Initial highways objection due to inadequate access, pedestrian facilities, parking layout, visibility splays, aisle widths, and safety audit
Visit Isle of Man
Conditional No ObjectionThe Officers are generally keen to support developments of this type as the destination requires diversification of non-serviced accommodation across the Island.; The Officers would be in favour of designs considered to be unique to the site, offering it a sense of place.; Due to the limited information provided within the planning application document, the Officers are unable to assess.
Conditions requested: If approved, variety remains an important consideration; If approved, scale remains an important consideration
Department of Infrastructure Highways Services
ObjectionRecommendation: O - Additional details and revisions; Aisle width serving the 30 car park spaces for Glamping at north is too narrow and 6.0m is necessary; Provision of electric vehicle charging points is considered necessary to at least 10% of the car parking spaces
Conditions requested: Suitably worded planning condition for Stage 1 Road Safety Audit prior to commencement; Existing access to be closed and boundary reinstated
Department of Infrastructure Highways Services
Conditional No ObjectionRecommendation: DNOC; Highway Services consider that the proposal now meets highway safety requirements
Conditions requested: Access, pedestrian and vehicle areas to accord with drawing no. 1808/03B; Off-site works for installation of pedestrian crossing facilities on Ballafesson Road adjacent the access junction to include pedestrian dropped crossing, tactile paving, splitter island and reflective/illuminated bollards, and at Bay View Road; s109(A) Highway Agreement
Port Erin Commissioners
SupportThe Board of Port Erin Commissioners discussed the above application at its meeting on 16 June 2020 and unanimously resolved to supported the proposal.
