26 July 2011 · Director of Planning and Building Control (Michael Gallagher) - Delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005
Field 134295, Track From Lezayre Road To Ballakillingan, Churchtown, Ramsey, Isle Of Man, IM7 2al
The proposal involved creating a 50-pitch campsite operating seasonally from Easter to October half-term on approximately 10 acres of open fields at Ballakillingan Farm, accessed via an existing 330m farm lane off Lezayre Road with minor entrance alterations and four passing places.
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The officer concluded the proposal conflicted with the strong presumption against new development in unzoned countryside under General Policy 3, as campsites are not listed as an exception like agricu…
General Policy 3
Restricts development outside zoned areas except specific exceptions (e.g. agricultural housing, redundant building conversions); campsites not listed, so proposal presumed against in countryside.
Environment Policy 1
Protects countryside/ecology unless overriding national need with no alternative; campsite harms countryside character without such justification.
Environment Policy 2
Prioritises landscape protection in High Landscape or Coastal Value areas unless no harm or location essential; 10-acre campsite visible from footpath harms character despite road screening.
Environment Policy 10
Requires flood risk assessment/mitigation for sites with flood potential; none submitted for high-risk zone.
Environment Policy 13
Prohibits development causing unacceptable flood risk; campsite for overnight stays unacceptable without assessment.
Business Policy 14
Allows rural tourism if complies with other policies; farm diversification considered but fails countryside/highway/flood tests.
No comments to the merits of the application but request informative note on overhead/underground lines if approved
Multiple statutory consultees responded to the campsite planning application; Highways Division recommended refusal due to inadequate visibility splays, Water Authority requested deferral or objected due to flood risk, while others raised no objections or sought further information.
Key concern: Visibility splays of 2.4 metres x 215 metres cannot be achieved
Manx National Heritage
No ObjectionI didn't get involved in this one because the archaeological site – a medieval chapel (or *keeil*) and burial ground lies in Field 134973 to the south east; I don't believe the development, if approved, would have any effect on the site
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application
Conditions requested: applicant must contact the Authority; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Lezayre Parish Commissioners
No CommentThe Commissioners would like to request further information regarding the sanitary arrangements and the maximum occupancy for this application. It would have to meet the requirements of the Tourist Department.
Highways Division
ObjectionRecommend refusal; Visibility splays of 2.4 metres x 215 metres cannot be achieved. These splays are in accordance with PPG13 standards for this class and speed of road
DEFA Agricultural Welfare
No ObjectionManaged correctly I cannot see that the camp site would cause any immediate animal welfare issues or contamination and see no issue with the establishment of the campsite.
Isle of Man Water and Sewerage Authority
ObjectionThis proposed development is within high risk flood zone (please see enclosed flood plan); The Water Authority would therefore request a deferral until the required information is provide or if the information is not provide we would object to the proposed development.
