28 August 2025 · Planning Committee
Bridge House, West Baldwin, Isle Of Man, IM4 5ha
The proposal sought permission for three glamping pods (each ~56sqm footprint, 5m ridge height with stargazing loft), a star-gazing platform, sauna (later removed), hot tub pond, sewage treatment, parking for 4 cars, paths and bridge on a field adjoining Bridge House in rural West Baldwin.
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The Planning Committee overturned the officer's recommendation for approval, determining the proposal failed General Policy 3's strict tests for countryside development outside allocated sites, lackin…
General Policy 3
Presumption against development outside allocated sites except specific exceptions or overriding national need. Committee found proposal failed this test despite officer view of tourism exception; no sufficient justification for countryside location.
Spatial Policy 5
Countryside development only in accordance with GP3. Refusal cited direct conflict as no overriding need demonstrated.
General Policy 2
Development control criteria including amenity (g), visual/landscape. Refusal on amenity noise (GP2(g)) to Glenside Cottage and visual harm from scale/siting; officer deemed compliant via screening/topography.
Environment Policy 22
Prevent unacceptable noise/disturbance/light/pollution. Committee ruled proximity/hot tubs cause unacceptable harm to neighbour; officer found mitigable.
Environment Policy 1
Protect countryside for its own sake. Refusal due to adverse visual impact; officer saw low-key tourism acceptable.
Business Policy 14
Tourism in rural areas if complies with Plan. Officer supported as sustainable glamping; Committee prioritised countryside protections over tourism.
No objection subject to conditions on access, visibility splays, parking, DDA ramps
No objection subject to condition ensuring no structures within 9m of watercourse
No objections; aligns with Visitor Accommodation Strategy for eco-friendly glamping
No objection provided conditions met for habitat protection, lighting, nestboxes, pond/habitat plans
Multiple local residents submitted detailed objections to planning application 24/91112/B citing ecological damage, landscape impact, privacy loss, traffic issues, and unsuitability for unzoned countryside; Visit Isle of Man Agency officer provided supportive comment as individual opinion.
Visit Isle of Man Agency (Angela Byrne)
SupportWell-designed rural accommodation is important to support the strategy; Visit Agency Officers are supportive of this application; consistent with the objectives of Action Programme 3 ‘Visitor Accommodation Transformation’
