3 April 2012 · Planning Committee
Field 134295, Track From Lezayre Road To Ballakillingan, Churchtown, Ramsey, Isle Of Man, IM7 2al
The proposal involves using fields 134295, 134296 and 134297 (approximately 11 acres or 4.6 ha) at Ballakillingan Farm as a campsite with 20 pitches, occasional use of existing farm buildings for wet weather shelter and sanitary facilities, and improvements to the access driveway including visibility enhancements by se…
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The officer noted the proposal is contrary to the development plan as the site is not designated for development and lies in an area of High Landscape Value and Scenic Significance, invoking ENV1, ENV…
Environment Policy 1
Protects countryside outside settlements or designated areas from development unless overriding national need outweighs protection and no alternative. Officer assessed campsite as contrary but approved due to no alternatives for campsites, existing precedents on rural land, and minimal reversible impact.
Environment Policy 2
Protects Areas of High Landscape Value and Scenic Significance, prioritising landscape character unless no harm or essential location. Site in AHLV; assessed as acceptable due to no built development, screening, planting, and low visual impact from public views.
General Policy 3
Permits no development outside zoned areas except specific exceptions (e.g. agriculture, rural building conversion, overriding need). Officer acknowledged departure but justified by tourism need, farm diversification, and policy exceptions for countryside interpretation not directly fitting but analogous to reversible rural tourism.
Environment Policy 10
Requires flood risk assessment and mitigation where risk exists. Applicant provided assessment (history, elevation, botany, plan); IOMWSA satisfied with evacuation plan.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Assessed low risk due to site characteristics and mitigations; no objection from authorities.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the alterations to the access and to the use of the field as a camp site all as shown in drawings 19.1.11 and the site and location plans all received on 16th November, 2011.
Landscaping
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the commencement of the approved use. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Seasonal use
The field may be used as a camp site only between 1st May and 30th September in any year.
do not oppose the application
do not oppose has no adverse traffic management, parking or road safety implications
do not consider that the application would adversely affect the archaeological feature of interest
Multiple consultees responded to planning application 11/01595/B for a campsite and driveway alterations at Ballakillingan Farm, Lezayre; most raised no objections or conditional support, though Community Planning Service objected on landscape and archaeological grounds.
Key concern: site is within an area of High Landscape Value and is not zoned for development
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; a condition of planning be that the applicant must contact the Authority.
Conditions requested: applicant must contact the Authority; Contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766) before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Manx National Heritage
No ObjectionI don’t think these proposals affect the site.; the archaeological site – a medieval chapel (or keeill) and burial ground lies in Field 134973 to the south east
Lezayre Parish Commissioners
SupportApproved. 3 for - 1 abstention.
DEFA Biodiversity Officer
No Objectionthis field has not been assigned any conservation value.; the field was classed as being in arable rotation.; the field is not subject to regular inundation
Community Planning Service
ObjectionThe site is within an area of High Landscape Value... and is not zoned for development.; This proposal does not comply with that requirement
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
DEFA Inland Fisheries
Conditional No ObjectionInland Fisheries have no concerns with this application provided there is no development within 8 metres of the river... and provided the camp site is only operated within the period April to September
Conditions requested: Any proposed development must be a minimum distance of 8 metres from the watercourse; Measures must be in place during any construction works to safeguard the nearby watercourse from any run-off and sedimentation; no development within 8 metres of the river; camp site is only operated within the period April to September
