9 March 2017 · Planning Committee
Field 314539, Rheast Lane, Peel, Isle Of Man, IM5 1du
The proposal involved using an irregularly shaped field (Field 314539, Rheast Lane, Peel) within Peel Golf Club—roughly half the practice field southwest of the clubhouse—for 75 small tents (2.1m square) and 25 bell tents (5m square), accommodating up to 250 people, plus temporary toilets and Heras fencing.
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The officer assessed the proposal against General Policy 2 (parts g, h, i) and Environment Policy 22 (iii), concluding it would unacceptably harm neighbouring living conditions due to noise, odours, a…
General Policy 2
Requires development to respect surroundings, not adversely affect amenity/character (g), provide safe access/parking (h), and not harm road safety/traffic (i). Officer found proposal contrary due to noise/traffic impacts on residents and narrow lane; Committee approved with conditions to mitigate.
Business Policy 11
Tourism development must accord with sustainable objectives and countryside protections. Cited but not central; temporary nature during events accepted.
Transport Policy 4
Highways must safely accommodate generated traffic per environmental objectives. Officer found contrary due to lane constraints; addressed via condition requiring monitored scheme.
Environment Policy 22
No development harming amenity via noise/odour/light etc. Officer concluded unacceptable temporary harm to living conditions/farm; Committee mitigated via time-limited approval, lighting/site layout conditions.
Time limit
The campsite hereby approved shall only operate between the dates of 22nd May to 14th June 2017 inclusive, such period to allow for the setting up and dismantling of the campsite. Reason: There remains concern regarding the impact of the proposed campsite on neighbouring properties and highway safety and a temporary period to allow an assessment of those impacts is appropriate.
Traffic management scheme
During the operation of the campsite, the traffic management scheme as shown on drawing numbers 15/2584/05-A and 15/2584/06-A, both date-stamped as having been received 24th January 2017, shall be in operation and shall be monitored. The information gathered from monitoring should be made available to the Planning Authority upon request. Reason: In the interests of highway safety.
Lighting scheme approval
Prior to the coming into use of the temporary campsite use hereby approved, a lighting scheme shall be submitted to and approved in writing by the Department. Reason: In the interest of protecting neighbouring living conditions by keep lighting levels to a minimum while also ensuring the safety of the campsite users.
Site layout
The temporary campsite use hereby approved shall be laid out in accordance with Drawing 15/2584/03, date-stamped as having been received 14th December 2016. Reason: In the interest of ensuring the proper management of the site and in the interest of protecting neighbouring living conditions.
no opposition subject to traffic management condition (post-amendments)
Peel Town Commissioners object to the application due to access lane width, enforceability of one-way system, and poor visibility. DOI Highways Division deferred pending amended plans addressing substandard access visibility and inappropriate signs.
Key concern: poor visibility from Rheast Lane onto Douglas Road
Peel Town Commissioners
ObjectionThe Peel Town Commissioners object to the development proposals for 16/01325/C Change of use of part of practice ground as campsite for 2017 TT and Festival of Motoring at Field 314539 Rheast Lane, Peel (Amended Plans) because of concerns relating to the width of the access lane and the poor visibility from the Rheast Lane onto Douglas Road
Peel Town Commissioners
ObjectionThe Peel Town Commissioners object to the development proposals for 16/01325/C Change of use of part of practice ground as campsite for 2017 TT and Festival of Motoring at Field 314539 Rheast Lane, Peel (Amended Plans) because of concerns relating to the width of the access lane, lack of enforceability of the proposed advisory one way system and the poor visibility from the Rheast Lane onto Douglas Road
Department of Infrastructure (DOI) Highways Division
DeferThe access to the golf club is via a narrow lane with substandard visibility onto Douglas Road.; Ellis Brown drawing nos 15/2584/05 and 15/2584/06 indicate inappropriate traffic signs on the highway; the applicant has been advised that these drawing should be ammended.; Please defer this application until the applicant has submitted amended plans.
Mr Maurice Fargher
No CommentAs our property is situate on Rheast Lane the only access lane to the Peel Golf Club and the site of the proposed development we have a close relationship with the site in question.; Relationship to site: Close to the site
The original application for a temporary change of use of part of Peel Golf Club's practice ground as a campsite for 2017 TT and Manx Grand Prix periods was approved in part by the Planning Committee on 9 March 2017 against officer recommendation, limited to the TT period (22 May to 14 June 2017) as a trial with conditions for traffic management and lighting. Peel Town Commissioners appealed on 22 March 2017, arguing highway safety conflicts with GP2(i) and TP4 due to narrow access lanes, poor visibility, and unenforceable one-way system. Peel Golf Club argued economic benefits for TT tourism, manageable traffic with stewarding, and Highway Services' non-opposition. The inspector, after site visit, found amenity impacts acceptable with conditions but highway safety harm decisive and outweighing benefits, recommending refusal. The Minister accepted this on 10 May 2017, refusing the application citing conflicts with GP2 and TP4 on highway safety and amenity.
Precedent Value
Demonstrates highway safety can decisively outweigh TT economic benefits even for short-term/temporary uses if access physically inadequate; future applicants need quantitative traffic assessments, secured management plans/conditions, and highways authority statements; inspectors prioritise independent site appraisal over committee balances.
Inspector: Brian J Sims
