25 April 2017 · Planning Committee
Ballakaighen Stud Farm, Whitebridge Road, Onchan, Isle Of Man, IM4 6ad
The proposal involves changing part of a field east of existing leisure buildings (Laserblast and Fun Barn) at Ballakaighen Farm to a campsite, using existing access, car park, and welfare facilities, with no new buildings required. The site is in rural Onchan, partly flat and partly sloping towards the MER railway.
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The officer considered the proposal against Isle of Man Strategic Plan policies, noting no specific policies for camping but assessing visual impact, neighbour amenity, and highway safety as key issue…
General Policy 3
Restricts development outside zoned areas except for specific exceptions like previously developed land with buildings where redevelopment improves landscape. The officer assessed the campsite as compatible given the existing farm/leisure complex (previously developed land), no new buildings, and landscaping improvements reducing countryside impact.
Environment Policy 1
Protects countryside from adverse development unless overriding national need and no alternative. The site in designated open space/countryside was tested for visual impact; officer found topography, existing planting, and proposed landscaping ensure no adverse effect.
Environment Policy 22
Prohibits development harming amenity via noise, etc. Assessed against neighbour noise concerns; distances (60m+ to Sunnyside) and prior use without complaints tipped balance to acceptable.
Business Policy 11
Requires tourism development to respect countryside policies. Officer noted application aligns as extension of existing rural leisure/tourism uses without breaching countryside protections.
Time limit
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.
Maximum 50 pitches, tent area and no caravans
There shall be a maximum of 50 pitches within the site. There shall no pitching of tents outside the area outlined in green rectangular hatching on the site plan Nr P01 REV B received on 21st February 2017. No permission is granted for the use/parking of the site for caravans or motorhomes. Reason: In the interests of public amenity.
Parking restriction
The parking area, as shown on the site plan Nr P01 REV B received on 21st February 2017, shall not be used other than for the parking of vehicles in connection with Ballakaighen Farm (including leisure facilities and marquee) and camping (including TT / Manx Grand Prix camping periods) use hereby approved. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Landscaping scheme
No development shall take place until a detailed soft landscaping scheme has been submitted to and approved in writing by the Department. Details shall include planting plans, written specifications (including cultivation and other operations associated with plant and grass establishment), schedules of plants/trees to be used noting species, planting sizes and proposed numbers / densities where appropriate, and implementation timetables. All the soft landscaping operations associated with the development works shall be carried out in accordance with the approved details and to a reasonable standard in accordance with the relevant recommendations of appropriate British Standards or other recognised Codes of Good Practice. Any trees or plants that, within a period of five years after planting, are removed, die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of species, size and number as originally approved. Reason: To ensure the provision of an appropriate landscape setting to the development.
recommend that the planning application be approved
does not oppose this application
support the proposed camp site
Highways Division and Onchan District Commissioners raised no objections (one conditional), while DEFA Arboricultural Officer provided detailed landscaping recommendations without formal objection.
Key concern: No proper assessment of site constraints and inadequate tree planting specifications for effective screening
DEFA Arboricultural Officer
Conditional No ObjectionIf you want an effective screen when viewed from King Edward Road there are really only two options; neither option includes 20m spacing which in my opinion would just look odd in the landscape; it may be many years before the site is completely screened off - there is no quick fix here
Conditions requested: Plant 30-50cm whips in tubes at 3m spacing or half-standards (1.5-2m tall) at 6m spacing with protections; Replace ash with aspen and add oak (Quercus petraea or Quercus cerris); Use native shrub mix: blackthorn (Prunus spinosa), hawthorn (Crataegus monogyna), dog rose (Rosa Canina), elder (Sambucus nigra)
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose this application
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following conditions
Conditions requested: With a condition that there be no provision for camping elsewhere on the site
