30 January 2015 · Planning Committee
Field 424769, Pooilvaaish Road, Castletown, Isle Of Man, IM9 4pj
The proposal involved siting three safari-style tents in part of Field 424764 at Beachcroft Farm, Pooilvaaish Road, Castletown, each tent made of canvas with raised wooden floors, decks, woodburning stoves, compost toilets, showers, and capacity for 6-8 people, erected only from May to October with the site cleared oth…
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The site is in whiteland/open countryside not zoned for development, but the officer noted no designated campsites exist and most operate in similar areas; the temporary nature (erected May-Oct only, …
General Policy 3
Restricts development in countryside to specific exceptions; proposal does not strictly qualify but distinguished by seasonal temporary nature (cleared outside May-Oct), balancing tourism need against presumption against development. Highway safety gains override countryside protection.
Environment Policy 1
Requires protection of countryside for its own sake; minimal impact accepted due to tent siting adjacent to tree belt, additional screening planting, seasonal use allowing reversion to agricultural, and distant views from public roads/paths.
Environment Policy 4
Listed as relevant but no specific assessment provided in report.
Environment Policy 22
Listed as relevant but no specific assessment provided in report.
Business Policy 11
Supports tourism accommodation; endorsed via Economic Development support for unique glamping addressing shortages.
Business Policy 14
Listed as relevant but no specific assessment provided in report.
Transport Policy 4
Requires safe access; satisfied by 170m visibility splays improving substandard existing access, confirmed beneficial by Highway Services.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Landscaping scheme
The implementation of the landscaping shall be carried out in accordance with the Planting and Management Plan prepared by Manx Wildlife Trust received 10th December 2014. The tree and hedgerow planting shall take place the first autumn/winter planting season available after the visibility splays have been implemented.
Visibility splays and fence
The visibility splay(s) identified on 03_009 date stamped 10th December 2014; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1.05m in height above adjoining carriageway level. The visibility splay(s) shall be implemented and the solid timber fence identified as 09 on 03_007 date stamped 10th December 2014 shall be erected prior to any other works commencing on site.
Tourist accommodation only
The safari tents may be used only as tourist accommodation where tourism is defined as set out below in accordance with the provisions of the Strategic Plan and for clarification may not be occupied as a person's main place of residence.
Seasonal use only
Infrastructure associated with the approved development (safari tents, toilets and showers) can be erected on the site between 1st May and 31st October. Outside of this period all infrastructure listed above must be removed from the site.
No long-term occupancy
The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.
Access improving existing visibility to the right, beneficial for all road users
no comments to make
High quality unique glamping facility, supports tourism policy, fills campsite shortfall below benchmarks, promotes product diversification
No issue if careful verge removal/replacement plan followed; satisfied with Manx Wildlife Trust coordination
Planning permission was granted for a campsite for 3 safari tents with access improvements at Beachcroft Farm in open countryside. Neighbouring residents Mr Gwynn Williams and Mr Douglas Haddow Grant appealed on grounds of non-compliance with countryside policies, noise/disturbance to residential amenity, highway safety, waste management, and landscape impact. The Inspector agreed with appellants on significant noise harm to adjacent dwellings contrary to Environment Policy 22 and recommended refusal despite finding no harm to countryside character or highway safety. The Minister disagreed on noise impacts citing separation distances, acoustic fencing, and economic benefits, dismissing appeals and upholding permission with conditions. The High Court quashed this decision; on redetermination Mr M Perkins MHK accepted the Inspector's recommendation, allowing appeals and refusing permission for the noise harm reason.
Precedent Value
Demonstrates planning appeals can overturn permissions on neighbour amenity where Inspectors prioritise noise evidence over statutory controls; highlights need for technical noise studies in countryside leisure proposals near residences; shows ministerial overrides vulnerable to judicial review, with Inspector's view prevailing on redetermination.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
