14 February 2024 · Council of Ministers
Glen Wyllin Camp Site, Glen Wyllin, Kirk Michael, Isle Of Man, IM6 1al
The application proposed enhancing an established campsite with 8 single-storey moveable camping pods, 7 log cabins (5 on upper area near Glenside property), 2 canvas yurts, a barbecue unit, bollard lighting, new car parking, drainage channels (part retrospective), extension to the facilities building, and 2 sheds.
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The Council of Ministers approved as the camping use is established and lawful (via 1980 permission ref 754(62)), with no net harmful impact on Glen Wyllin Conservation Area character or appearance, n…
Strategic Policy 1
Efficient use of land and resources. Supported enhancements to established tourist site without over-intensification, reducing pitches while adding units.
Spatial Policy 5
Design and visual impact. Single-storey timber structures sat comfortably, screened, more attractive than tents/motorhomes.
General Policy 2
General Development Considerations. All impacts assessed acceptable with conditions.
Environment Policy 3
Safeguard woodland of high amenity value. Arboricultural advice and conditions (no-dig, stilts, drains) protect trees.
Environment Policy 4
Protection of species and habitats. PEA mitigation (lighting, boxes) conditioned.
Environment Policy 10
Development and flood risk. Flood bund, contingency plan approved.
Environment Policy 35
Development within Conservation Areas must preserve/enhance character. Overcame prior refusal; campsite character preserved; structures not harmful.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Unit numbers limit
At no time shall the numbers of camping units on the site exceed a total of: 60 caravans or motorhomes, 120 tent pitches, 2 yurts, 8 log cabins, and 8 camping pods.
Seasonal use restriction
No person shall be permitted to stay overnight on the site outside the months of April to September inclusive, exception for the 5 No cabins located in the northern portion of the site and associated barbecue area, where overnight stays may be permitted between the months of April and December inclusive.
Caravan storage ban
No touring caravans shall be stored on the site outside of the months of April to September inclusive, and no static caravans shall be brought onto the site at any time.
Flood bund construction
Prior to the occupation of development, the flood bund shall be constructed in full accordance with the approved details and thereafter retained and maintained in perpetuity.
Flood contingency plan
The approved Wet Weather and Flood Contingency Plan dated April 2022 shall be implemented in full and in perpetuity.
Ecological mitigation
The mitigation measures outlined within section 6.1 of the Preliminary Ecological Appraisal dated November 2021, shall be carried out in full accordance with such details.
Lighting details
All external lighting within the site shall be erected in accordance with the approved drawings and shall comprise only downward pointing bollard lighting as specified within section 6.1 of the submitted Preliminary Ecological Appraisal dated November 2021. Further details must be submitted to the Department for approval in the event that a different lighting type is to be used or additional lighting is to be introduced to the site.
Tree protection measures
The approved development shall be constructed in full accordance with the recommendations and mitigation measures identified within the Arboricultural Advice document by Manx Roots, dated 6th February 2023, and the accompanying Referenced Photos document. Any deviation from the identified recommendations and mitigation measures must be submitted to the Department for approval in writing.
Holiday let only
The cabins, yurts and camping pods hereby approved shall not be used or occupied other than for the purpose of short-term holiday let accommodation and shall not be used as separate dwellings. They shall not be occupied by the same person or persons for a single period or cumulative periods exceeding 28 days in any calendar year.
Site restoration if use ceases
In the event that the use of the development hereby approved ceases for a period exceeding 36 months, the areas occupied by the development hereby approved shall be restored within a period not exceeding 30 months from the date of the cessation, in accordance with details which have first been approved in writing by the Department and which shall include the removal of the 8 camping pods, 7 log cabins and 2 yurts.
Bird and bat boxes
Before the accommodation units hereby approved are first occupied bird and bat boxes shall be installed on the site in accordance with details which have been approved by the Department.
Drainage connections
Any connections to the public drainage system shall be made in accordance with details approved in advance by the Department.
No objection
Development would have no significant negative impact upon highway safety, network functionality and/or parking
No objection, subject to condition requiring flood bund construction and Flood Contingency Plan implementation
PEA in order; recommend conditions for mitigation, pollution protection, invasive plants, lighting
No objection; neutral impact on Conservation Area; natural timber welcomed; not unusual in campsites; condition no permanent homes
No objection
No issue subject to conditions for drains, no-dig zones, stilts, pod clearance
No comments; connections to public drainage need prior discussion
Welcome enhancement consistent with Visitor Economy Strategy; extends season, attracts broader customers
Multiple statutory consultees including Highways, DEFA Biodiversity, Registered Buildings Officer, Arboricultural Officer, Michael District Commissioners, Visit IOM, and Manx Utilities raised no objections to the campsite development, with some recommending specific conditions fo…
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team can confirm that the Manx Wildlife Trust’s Preliminary Ecological Appraisal report for Glen Wyllin dated November 2021, is all in order and a suitable level of assessment has been undertaken.; downward pointing bollard lighting is to be used, and this is in compliance with recommendations from the UK Bat Conservation Trust
Conditions requested: mitigation measures detailed in section 6.1 of the MWTs PEA are secured as a condition on approval; protection measures to prevent pollution of the stream, these should be agreed with a member of the DEFA Inland Fisheries Team prior to works taking place. Works should not take place between February and mid-July.; separate condition is secured for a Schedule 8 invasive plant removal plan to be provided to Planning for written approval prior to works taking place; this lighting type is secured as a condition on approval and that should any changes to the lighting type or any additional lighting be required then details must be submitted to Planning for written approval prior to installation
DEFA Assistant Registered Buildings Officer
No ObjectionNeutral impact of character of conservation area; the proposed continued use of this portion of the conservation area as a campsite is considered to preserve the special character of the area. The proposed installation of pods, yurts and cabins is not judged to have a negative impact on the conservation area’s character.; natural timber as a wall finish, which is welcomed
Conditions requested: Any proposed alteration of this finish to an alternative synthetic product should not be permitted
DEFA Registered Buildings Officer
No ObjectionI therefore do not object to the proposals on heritage grounds; the overriding character of the application site is that of a camp site
Conditions requested: in order to minimise any potential impact that the prosed structures cannot be used as permanent homes
Arboricultural Officer
Conditional No ObjectionI am satisfied that all the proposed amendments in there would significantly reduce the chance of any harm occurring to the trees.; I recommend all the proposed mechanisms to alleviate harm to trees be made a condition of approval
Conditions requested: The tail drains being positioned as described in 1(a); The drains being aligned as in 2, and the implementation of no-dig zones, defined by some form of physical barrier, as in 2.; Type B cabins being constructed in a manner that minimises the excavation by raising the structures up on stilts, and the implementation of temporary ground protection across the root protection area of adjacent trees for the entirety of the construction process.; The drain being aligned as in 4 and the implementation of the no-dig zone, defined by some form of physical barrier, as in 4.; That no pods are to be installed within the 5m clearance zone
Michael District Commissioners
No ObjectionThe Commissioners of Michael District have no objections to this plan.
Visit Isle of Man
Supportthe provision of additional year round accommodation and improvement of facilities is a welcome enhancement to the site.; The Officers are satisfied that the proposals are consistent with the Visitor Accommodation Transformation Programme
Manx Utilities
No CommentManx Utilities have no comments to issue. However, if you wish to make any connections on to the public drainage systems then this would need to be discussed with MU in advance.
The original application 22/00789/B sought permission for erection of 8 moveable camping pods, 7 cabins, barbecue area, bollard lighting, 2 canvas yurts, car parking, drainage (part retrospective), facilities extension, sheds, and extension of camping period for 5 upper cabins to end of December. No refusal reasons are stated as this was a direct application to the Council of Ministers for DEFA-owned land, but it addressed prior refusal of 17/00386/B on CA impact and lack of EIA. Appellant argued the proposals enhance tourism, address previous concerns via single-storey designs, flood mitigation, and ecological measures while maintaining established camping use. The inspector found no harm to CA character, residential amenity, flood risk, ecology, trees, highways, or parking, with tourism benefits outweighing any minor openness reduction. Planning approval was recommended subject to conditions limiting units, seasons, flood measures, biodiversity mitigation, and holiday use only.
Precedent Value
Demonstrates that enhancements to established campsites in CAs can succeed with modest, contextual designs, comprehensive environmental info, and no intensification; future applicants should prioritise single-storey/rustic aesthetics, robust technical evidence, and alignment with tourism policies over larger schemes.
Inspector: Brian J Sims
