9 April 2025 · Planning Committee
Field 124689, West Kimmeragh Road, Bride, Isle Of Man, IM7 4bb
The proposal involves converting Field 124689, an agricultural field formerly part of RAF Andreas airfield, into a seasonal campsite providing 12 motorhome pitches on permeable hardstanding, 60 grass tent pitches, a 6m x 6m permanent reception shed (3m ridge height), removable portakabin shower/toilet/drying/catering b…
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The officer concluded that 'on balance, it is concluded that the proposal would not have significant adverse effects on public or private amenities, site ecology, highway safety, or landscape characte…
Strategic Policy 8
Permits tourist development where it uses existing buildings, avoids adverse environmental/agricultural/highway impacts, and enables enjoyment of attractions. Officer found proposal acceptable as seasonal campsite with minimal permanent structures supports tourism (TT/MGP demand) without significant harm, justified by economic benefits and no alternatives.
Transport Policy 4
Requires protection of highway safety. DOI Highways raised no objection; visibility splays adequate, internal roads widened, pedestrian paths provided, traffic accommodated on A17.
Environment Policy 1
Protects countryside character. Visual impact limited by hedgerows screening pitches (13m setbacks), temporary use (<6 months/year), removal off-season, modest 3m ridge reception.
Environment Policy 24 - Pollution sensitive development
Requires environmental information for significant impacts. Site >1ha but seasonal/temporary nature deemed no full EIA needed; submitted ecological/transport assessments sufficient.
General Policy 3
Presumption against unzoned countryside development except justified exceptions. Proposal contrary but approved exceptionally due to tourism need, mitigations, and compliance with other policies.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Approved area and pitches
This approval relates to the use of the area edged red and shown for camping pitches, and for a maximum of 12 motorhome pitches and 60 standard grass tent pitches within the site during the approved period of operation.
No residential use
The caravans/motorhomes stationed on the site shall not be occupied as a person's sole or main place of residence.
Seasonal operation TT/MGP
The temporary structures hereby approved shall be erected no sooner than 10 days before the first designated practice, and shall be removed no later than 3 days after the final race, of any of the following events: Isle of Man TT; and Manx Grand Prix. The accommodation on the site hereby approved (including any motorhome or tent) shall be occupied no sooner than 3 days before the first designated practice, and shall be removed no later than 3 days after the final race, of any of the following events: Isle of Man TT; and Manx Grand Prix.
Landscaping scheme
Prior to the commencement of the development hereby approved, details of the landscaping to be carried out on site and along the boundary shall be submitted to and approved in writing by the Department. [Full details as per document]
Habitat management plan
Prior to the commencement of the development hereby approved, details of a habitat management plan shall be submitted to and approved in writing by the Department. This plan shall include details of protection zones for existing hedgerow, Sodbanks and mature landscaping on the boundaries of the site, including physical barriers to ensure that camping activities do not encroach into these protection zones.
Low-level bat-sensitive lighting
No external lighting shall be installed on the site unless a sensitive low-level lighting plan has been submitted to and approved in writing by the Department. The lighting plan must adhere to the best practice guidance detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023).
Waste management
The development hereby approved shall be carried out strictly in accordance with the submitted waste management plan and retained as such thereafter.
Removal of temporary structures off-season
The temporary structures, including marquees, must be fully removed during non-operational periods. No external storage of camping-related materials, movable structures, or equipment shall take place outwith the permanent building/retained structures shown on the approved plan (Drawing No. 002 - Proposed Site Plan) on the site at any time outside of operational months detailed in Condition 4 of this approval.
Traffic and access management plan
A traffic and access management plan, outlining measures to manage vehicle movements and avoid congestion during peak periods (e.g., TT and MGP events), must be submitted and approved before the commencement of operations.
Parking areas
Prior to the commencement of the development hereby approved, parking areas shall be laid out in accordance with details which have first been approved in writing by the Department, and retained as such thereafter. The details shall include the dimensions, surface materials, and markings for designated spaces.
Entrance/exit and drainage
The development hereby permitted shall not commence until details of the entrance and exit points, including measures to prevent surface water runoff onto the public highway, have been submitted to and approved in writing by the Department. These details shall include measures for seasonal access management to prevent unauthorized use of the site.
Restoration if ceased
In the event that the development ceases to operate for a period exceeding 18 months, the approved building, all structures and hardstanding areas shall be removed, and the land shall be restored to its original state suitable for farming. A restoration plan detailing the steps to be taken to achieve this shall be submitted to and approved in writing by the Department within one month of the cessation of operations.
No objection subject to conditions on visitor information packs, pedestrian routing
No objection subject to conditions on landscaping, habitat management plan, low-level bat lighting
Full support due to need for temporary TT accommodation aligning with Visitor Economy Strategy 2022-2032
Multiple consultees provided responses on planning application 24/90966/B for a campsite at Field 124689, West Kimmeragh Road, Bride; DOI Highways initially objected but later issued no objection subject to conditions, DEFA Ecosystem Policy Team moved from objection to conditiona…
Key concern: initial objections from DOI Highways on access/traffic safety and DEFA on ecological impacts including protected habitats
Boayl Chirrym resident
ObjectionWe object to the planning application detailed above. Our property is immediately adjacent to the site.; 72 pitches will create significant disturbance to our adjacent property and the surrounding countryside.; this proposal brings with it is an unjustified further negative impact.
Conditions requested: removal of infrastructure post-events; exclude area adjacent to property; reduced number of pitches; clarity on sewage/electricity/water/internet; pollution monitoring for emissions/noise/light; fire prevention measures
DOI Highways Development Control
Conditional No ObjectionHighway Services Development Control raises no objection to the proposal subject to the above recommendations being conditioned; The information submitted has satisfactorily addressed all vehicular access concerns
Conditions requested: Visitor information packs outlining public transport, taxi, shuttle bus options; Pedestrian route information and wayfinding to Andreas via former airfield road not A17; Submission of separate drawing showing access alterations; Section 109(A) Highway Agreement post-consent
DOI Highways Development Control
ObjectionRecommendation: Oppose- request further information / revisions.; The number of units/pitches created exceeds 30, which is the Manual for Manx Roads threshold
Conditions requested: separate transport assessment; additional access details for two-way movement; visibility splays for all accesses; accessibility audit per MfMR Appendix E
DEFA Ecosystem Policy Team
Conditional No ObjectionNo objection subject to condition.; The application will result in the removal and loss of an area of semi-improved grassland and scrub habitat
Conditions requested: soft landscaping plan for replacement scrub/hedge planting with 5-year replacement; habitat management plan; sensitive low level lighting plan per Bat Conservation Trust Guidance Note 8/23
DEFA Ecosystem Policy Team
ObjectionObjection due to lack of information and site specific concerns; This application is currently contrary to Strategic Policy 4
Conditions requested: Preliminary Ecological Appraisal per CIEEM (2017) Guidelines with mitigation plan; sensitive low level lighting plan
Visit Isle of Man Agency
SupportVisit Agency Officers are thus fully supportive of this application.; good quality temporary campsites help to support the additional bed spaces required for this event
DEFA Environmental Protection Unit
No Commentplease can the applicant or agent provide further information on the discharge route for the foul water effluent
DOI Highways
No ObjectionHighway Services HDC does not oppose (DNO) the following applications
DOI Highways Drainage
No CommentAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986
Conditions requested: demonstrate compliance with Section 58 Highway Act 1986 and Manual for Manx Roads section 11.3.11
