29 May 2024 · Delegated - Principal Planner (Chris Balmer)
Field 234227, Main Road, Kirk Michael, Isle Of Man, IM6 2hd
The site consists of fields 234227 and 234228 on the outskirts of Kirk Michael, between the A3 main road and the Old Railway Line, adjacent to an existing temporary campsite approved for tent pitches during motorcycle racing periods.
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The officer determined that the proposal conflicted with the presumption against development in the countryside and AHLV under GP3, as there was insufficient justification to set it aside, with no dem…
General Policy 3
Presumption against development outside allocated sites unless specific exceptions apply, including overriding national need and no reasonable alternatives. Officer assessed that no such justification was provided, with alternatives on applicant's land not explored, failing the test for countryside development.
Environment Policy 1
Protects countryside for its own sake. Proposal seen as unwarranted encroachment without justification, harming countryside amenity.
Environment Policy 2
Protects character of AHLV unless no harm or essential location shown. Campervans and pitches would be visible from A3 and elevated views, significantly harming landscape character.
Business Policy 11
Applies countryside protections to tourist development equally. No special leniency for tourism; proposal failed countryside tests.
Environment Policy 35
Guides development in Conservation Areas. Spread of camping would detract from historic and architectural quality.
Environment Policy 36
Assesses impacts outside but close to Conservation Areas on views. Proposal harms key views into Kirk Michael CA as prominent gateway.
No significant negative impact upon highway safety, network functionality and/or parking, as the site access has adequate visibility and the site grounds has suitable vehicle manoeuvring area.
No further queries regarding the foul water provision for the site.
Supportive of this application as good quality campsites help support additional bed spaces for TT event; inclusion of 14 electric hook-ups adds to motorhome stopovers network.
Regular visitors since 2016; limited motorhome spaces on Island; supports more spaces to boost visitor spending; site facilities not overstretched; extending period allows longer stays.
Highway Services has no objection to the application citing adequate access visibility and no highway safety issues. Local residents from Thie Cullyn strongly object due to interference with public parking area on Orrisdale Road used for recreational access, while DEFA Biodiversity requests protective conditions for habitats and lighting.
Key concern: proposed access via public Parking Area on Orrisdale Road interfering with established recreational use
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as the site access has adequate visibility and the site grounds has suitable vehicle manoeuvring area.
DEFA Ecosystem Policy Officer
Conditional No Objectionconstruction exclusion areas, temporary construction fencing and permanent fencing (with access for ongoing management) is put in place
Conditions requested: no works to commence unless a habitat protection plan is submitted to the Department and approved in writing; no permanent outdoor lighting to be installed until a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted in writing to the Department for approval
Environmental Protection Officer
No ObjectionI don’t have any further queries regarding the foul water provision for the site.
Visit Isle of Man Agency
SupportVisit Agency Officers are thus supportive of this application.
Thie Cullyn
Objectionthe Parking Area was considered a necessary and integral part of the picnic garden development; a campsite at Glebe Farm using the gate onto the Parking Area for five months would cause significant interference with the well established use of the Parking Area
Conditions requested: if approval is granted it should be a formal condition that parking in the Parking Area is not restricted in any way
Thie Cullyn
Objectionthe Parking Area is wholly unsuitable as a busy access for a 65 tent pitch campsite and 14 large motorhomes
The original application for expansion of a temporary campsite during TT/MGP periods by adding 14 electric hook-ups for campervans was refused by a Principal Planner on 29th May 2024. Refusal reasons focused on lack of justification to override countryside protections in an AHLV, absence of overriding national need or suitable alternatives, visual harm to countryside and adjacent Conservation Area, contrary to Strategic Plan policies GP3, EP1, EP2, BP11, and related studies. Appellant argues substitution of tent pitches for campervans meets demand, especially in north IOM post-closures, no suitable alternatives, minimal visual impact due to screening and location, support from highways and local commissioners, and alignment with updated visitor economy strategy. Council's statement robustly defends refusal, rebutting each appellant point with policy references, prior appeal precedents (e.g., 20/00175/C), and critiques of need evidence. Visit IOM Agency supports appeal citing superseded policies and TT demand. No inspector analysis or outcome as documents predate decision.
Precedent Value
Future applicants in AHLV/countryside must provide robust evidence of GP3(g) national need per 2017 criteria and exhaustive alternatives search; prior site-specific appeals carry weight; updated strategies like Visitor Economy 2022 may help but require tying to policy tests.
