28 July 2021 · Planning Committee
Campsite, Glen Road, Ballaugh, Isle Of Man, IM7 5jg
The proposal involves replacing an approved elevated tree house glamping pod with a ground-level timber lodge of 5.4m by 10m and 4m high, featuring open plan kitchen, dining, living, bedroom and separate shower room, within the existing Glen Helen Glamping site on the A3 TT Course.
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The proposal complies with General Policy 3(c) as previously developed land, following the principle established by prior approval PA 17/01254/B for the glamping site including welcome centre and pods…
General Policy 3
Presumes against development outside zoned areas except specified exceptions including (c) previously developed land where redevelopment reduces landscape impact and improves environment. Officer assessed site qualifies via prior PA 17/01254/B approval; lodge replaces tree house on established glamping site, screened and not visible publicly.
Strategic Policy 1
Requires optimising previously developed land and efficient site use. Site redevelopment of redundant glamping pod area utilises existing infrastructure and reduces visual impact of elevated structure.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to settlements; countryside exceptions per GP3. Proposal justified as exception on previously developed land within approved tourist site.
Spatial Policy 5
New development must positively contribute to environment via design. Timber lodge suits wooded setting, screened by mature trees.
Strategic Policy 8
Tourist development permitted if using existing fabric, no adverse impacts, enables attraction enjoyment. Fits secluded glamping site without highway/environmental harm.
Environment Policy 1
Protects countryside unless overriding need; no harm as screened, low impact replacement on developed site.
Environment Policy 2
Protects Areas of High Landscape Value unless no harm. Lodge not visible publicly due to screening; reduces elevated structure impact.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Holiday accommodation restriction
The development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. 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. Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside.
Landscaping and screening
The proposed planting and screening as shown in drawing 1708/11 must be undertaken at latest, in the first planting season following the completion of the development. Reason: in order to provide an acceptable landscaped setting for the development.
No Highways Interest.
no concerns with the proposal.
DEFA Fisheries initially requested additional information on proximity to watercourse but later confirmed no concerns with a note on preventing harmful materials entry; DOI Highways stated no highways interest.
Key concern: potential for harmful materials to enter watercourse from construction area
DEFA Fisheries
No ObjectionDEFA Fisheries have no concerns in relation to this development from a fisheries perspective. This is due to the nature of the works being conducted on existing concrete bases which will not cause harm to aquatic life however care must be made to ensure that no harmful materials enter the water course from the construction area.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI
