21 March 2022 · Planning Committee
Ballakermeen High School, St. Catherines Drive, Douglas, Isle Of Man, IM1 4be
The proposal involves placing up to 150 luxury bell tents on the grassed sports field of Ballakermeen High School, located in a residential area of Douglas, for short periods each year coinciding with the Isle of Man TT motorcycle races (specific dates in 2022-2025).
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The officer assessed the principle of development as acceptable given the site's sustainable urban location in Douglas and its established history of temporary TT camping use over multiple prior appro…
Strategic Policy 8
Requires tourist developments to use existing built fabric without adversely affecting environmental, agricultural, or highway interests, and to enable enjoyment of attractions. The officer found the temporary campsite on school land acceptable as it leverages existing facilities, supports TT tourism in an urban sustainable location, and includes highway safeguards with no adverse impacts identified.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale, avoid adverse amenity/character/highway effects, provide safe access/parking, and ensure services/security. Assessment confirmed compliance due to limited temporary scale, no neighbour complaints, conditioned highway controls, and use of school amenities/parking in a residential area.
Transport Policy 7
Requires parking provision per Department standards. The proposal uses existing school parking restricted by condition to school/camping vehicles, substituting school traffic during closure, with no highway objections.
Use limited to specific TT dates
The use hereby approved shall only be undertaken on the following dates: 27th May - 14th June 2022, 26th May - 13th June 2023, 31st May - 18th June 2024, and 30th May - 17th June 2025. Reason: The application is for the use of the site for the upcoming four years of TT motorcycling events only (2022 included) and the assessment has been made on this temporary basis. While provision should be made for setting up and dismantling the camp site, the site should not be used for camping outside those times reasonably associated with these race periods.
Set-up and removal within approved dates
Unless otherwise approved in writing by the Department, the set-up and removal of the tents shall be undertaken within the dates set out in condition 1. Reason: for the avoidance of doubt and because the application is for the use of the site for the upcoming four years of TT motorcycling events only (2022 included) and the assessment has been made on this temporary basis.
Maximum 150 tents
There shall be a maximum of 150 tents pitched within the site during the approved period of operation. Reason: In the interests of public and private amenity.
One-way exit access and no Westbourne Drive access
The vehicular access onto St. Catherine's Drive at the southwest corner of the site shall be used for vehicular exit only and shall not be used for vehicular entry. There shall be no means of vehicular access directly onto Westbourne Drive to the east. Reason: In the interests of highway safety.
Parking restricted to school/camping use
The parking area, as shown on the location plan, shall not be used other than for the parking of vehicles in connection with the school and camping use hereby approved. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
no objection after a traffic management statement was provided
does not oppose this application after a traffic management statement was provided
no objection
confirmed history and importance of the site as a temporary campsite since 2014 for TT visitors when permanent accommodation is limited
Visit Isle of Man confirms prior registration as temporary TT campsite and provides supportive officer comment; Highways initially seeks clarification but accepts applicant's response with no opposition; Manx Utilities has no objection; Douglas Borough Council requests traffic management statement.
Key concern: Verification of car parking requirements, travel modes, and temporary traffic management plan to protect highway network and resident amenity
Visit Isle of Man Agency
SupportThe Department for Enterprise, Visit Agency has records to show that this site has been registered as a temporary campsite providing tourist accommodation since 2014.; The temporary campsite provides bell tent style accommodation of scale for visitors during the TT period, where capacity across permanent registered accommodation businesses is often limited at the peak of the festival.
DOI Highways Development Control
Conditional No ObjectionHighways DC understands that a temporary camp site has operated safely and successfully in previous years and there is an expectation that this would continue which is not doubted.; Recommendation: Additional information.
Conditions requested: Temporary traffic management plan / direction signing plan would be provided prior to site occupation and any signage removed within one month of the end date
DOI Highways Development Control
No ObjectionHighways Development Control notes the additions uploaded on 2 February 2022 and these are acceptable to highways by clarifying the operational arrangements. These are similar to the previous consent. Accordingly, HDC raises no opposition.; The Applicant is advised that highway licencing may be necessary for the signage etc.
Manx Utilities
No ObjectionManx Utilities have no objection for the above planning application.
Douglas Borough Council
No Commentcould you kindly let me know if the applicant is expected to provide a traffic management statement as part of the application.; We note that tents have previously been erected at the school however we still feel that we need to ensure that the amenity of the residents living in the area will not be adversely affected by the proposals.
Conditions requested: traffic management statement
