65565

==== PAGE 1 ====

                                      21/01353/B                                     Page  1  of  9

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. 21/01353/B Applicant : Mr Nathan Bruce Proposal Temporary erection of 150 bell tents for camping during TT period, between the following dates: 27th May - 14th June 2022, 26th May - 13th June 2023, 31st May - 18th June 2024 & 30th May - 17th June 2025. Site Address Ballakermeen High School St Catherines Drive Douglas Isle Of Man IM1 4BE

Case Officer :

Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level Planning Committee

Recommendation

Recommended Decision: Permitted Date of Recommendation 11.02.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The use hereby approved shall only be undertaken on the following dates:

o 27th May - 14th June 2022, o 26th May - 13th June 2023, o 31st May - 18th June 2024, and o 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.

C 2. 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.

C 3. 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.

==== PAGE 2 ====

                                      21/01353/B                                     Page  2  of  9

C 4. 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.

This application has been recommended for approval for the following reason. The proposal is considered to comply with Strategic Policy 8, General Policy 2, and Transport Policy 7 of the Strategic Plan.

Plans/Drawings/Information;

This approval relates to the documents, location plan, photos, illustration and tent location plan as having been received on 17th November 2021. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

Manx Utilities

It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations:

VISIT ISLE OF MAN __

Officer’s Report

1.0 THE SITE 1.1 The site is the Ballakermeen High School, St Catherine's Drive, Douglas, a high school within a predominantly residential area of the town. The school is also accessible through Westminster Drive.

1.2 The main school building sits towards Westminster Drive, with a large grassed sports field area on the southeast of the main building. To the south corner of the field, there are four existing single-storey outdoor classrooms.

1.3 The southwest and southeast boundary is screened by tall hedges.

2.0 THE PROPOSAL 2.1 The proposal is the erection of a maximum number of 150 luxury bell tents on the playing field for camping during each TT period from 2022-2025. This also means a temporary change of use from childcare and education (use class 4.2) to campsite (sui generis).

2.2 The specific dates for each year would be: o 27th May - 14th June 2022, o 26th May - 13th June 2023, o 31st May - 18th June 2024, o 30th May - 17th June 2025.

==== PAGE 3 ====

                                      21/01353/B                                     Page  3  of  9

2.3 There will be a circle of tents around the playfield boundary and groups of 12 tents in the middle of the playfield.

2.4 Toilet, security and shower facility will be located within the main building of the high school.

2.5 Each tent will accommodate between 1 and 4 people. Previous applications have outlined what the tents come equipped with, including tea light chandeliers (LED or candle), hand loomed Indian block colour rugs, Jute door mats, luxury inflatable beds, a mirror, bamboo centre pole, low level Indian tables, fire extinguisher and various samples to enhance the guest's experience. There would also be various bedding packages where customers can order Egyptian cotton linen with bath towels and 13.5 tog duvets with mattress toppers.

2.6 Similarly, previous applications have outlined that there will be manned security for the duration of the use and CCTV will be used throughout the day and night. The applicant's traffic officers will be responsible for enforcing the one way traffic system into and out of the site. Out of hours noise will be policed by the applicant. The school's car parking facilities would be used for parking and campers would also have use of the school canteen, toilet and shower block, swimming pool and gym.

2.7 Neither of the information in the above two paragraphs has been provided on this occasion but in view of the fact that the applicant is the same for all three applications it is reasonable to expect that the same particulars will apply on this occasion. It should be noted that Planning cannot enforce the quality of accommodation, or the proposed security or highway management measures.

3.0 Planning History 3.1 Temporary change of use from school grounds to a campsite of a maximum of 150 bell tents for the periods 27th May to 15th June 2017, 26th May to 14th June 2018, 25th May to 12th June 2019 and 30th May to 17th June 2020 was APPROVED under PA 16/01200/C. The current application is basically identical except for the dates seeking approval for. The condition attached to this approval were: 1. The use hereby approved shall only be undertaken on the following dates: o 27th May to 15th June 2017; o 26th May to 14th June 2018; o 25th May to 12th June 2019, and o 30th May to 17th June 2020.

Reason: The application is for the use of the site for the upcoming four years of TT motorcycling events only 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.

There shall be a maximum of 150 tents pitched within the site during the approved period of operation. These 150 tents shall be pitched only on the locations shown on the submitted aerial photograph entitled "Isle of Man TT" at a scale of 1:500.

Reason: In the interests of public and private amenity.

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.

==== PAGE 4 ====

                                      21/01353/B                                     Page  4  of  9

4. The parking area, as shown on the site location plan (scale 1:1250), date-stamped as having been received on 24th October 2016, 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.

3.2 PA 14/00921/C sought and gained planning approval for the temporary change of use of the school grounds in connection with the 2015 TT races; this followed an approval the previous year under PAs 13/00367/C and then 13/91219/C and - as noted - 15/01045/C for the same thing in 2013, 2014 and 2015 respectively. Both sought specified periods for the change of use, and both were approved subject to a more or less identical set of conditions.

3.3 These conditions are identical to those attached to the 2014 planning approval, with the exception that the tent pitches controlled in Condition 2 increased in number from 122 to 150 between 2014 and 2015 respectively. The number was limited to 60 by a condition attached to the 2013 approval.

4.0 Planning Policy Site Specific 4.1 The site is within an area designated as Buildings or Land for Civic, Cultural or Other Use (Secondary School) in the Area Plan for the East.

4.2 Section 10.5 of the written statement of the Area Plan states one of the desired outcomes is: "To support camping in the East, but only where tented sites and seasonal accommodation would occupy suitable sites, ensuring that proper access, safety and sanitation can be achieved along with reasonable amenity for all."

4.3 No planning restraint overlaps with this site.

Strategic Policy 4.4 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

Principle of Developments 4.5 General Policy 1 states: "The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations."

4.6 Strategic Policy 1 states that development should make the best use of resources, including sites themselves as well as existing and planned infrastructures.

4.7 Strategic Policy 2 and Spatial Policy 3 echo each other, stating that new development should be located primarily within existing defined settlements or sustainable urban extensions. "Development will be permitted in the countryside only in the exceptional circumstances."

4.8 Strategic Policy 8 states: "Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions."

4.9 Strategic Policy 10 states:

==== PAGE 5 ====

                                      21/01353/B                                     Page  5  of  9

"New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement."

4.10 General Policy 2, which provides an overall requirement for all development, states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

Environment 4.11 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Then, Infrastructure Policy 5 particularly states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."

4.12 Environment Policy 22 states: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: iii) vibration, odour, noise or light pollution."

Transport and Parking 4.13 Transport Policy 1 states: "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes."

4.14 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

Tourism 4.15 Paragraph 9.5.3 states: "It is important that a balance be struck between the needs of tourism and the protection of these assets, and that tourism development should be sustainable in accordance with the objectives of this plan."

4.16 Business Policy 11 states: "Tourism development must be in accordance with the sustainable development objectives of this plan."

==== PAGE 6 ====

                                      21/01353/B                                     Page  6  of  9

Safety and Security 4.17 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."

PPS and NPD 4.18 There is no relevant Planning Policy Statement or National Policy Directive that applies to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 There is no legislation materially relevant to this application.

Strategy and Guidance 5.2 There is no relevant strategy or guidance that directly applies to this application.

Other Material Considerations 5.3 There is no other material considerations considered relevant to this application.

6.0 REPRESENTATION 6.1 Douglas Borough Council has no objection to this applicant after a traffic management statement was provided.

6.2 DoI Highway Services does not oppose this application (08.02.2022) after a traffic management statement was provided.

6.3 Manx Utilities has no objection to this application (03.02.2022).

6.4 The Head of Visit Isle of Man wrote in confirming the history and importance of the site use as a temporary campsite (01.12.2021). The comment states: "The 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."

7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations in the determination of the application are the principle of development, its impact on the occupants' living amenities, on traffic parking provision and on the amenities of the neighbours.

Principle of the Development 7.2 The Strategic Plan contains no specific policies which relate to camp sites or the use of any other land for camping uses but, as (a) the site is situated in Douglas, the Island's principal settlement, and is an accessible and sustainable location, and (b) the use of the site for camping for a short period of time in association with the TT motorcycling events has been accepted on four previous occasions, it would be inappropriate to object to the principle of this proposal.

Occupants' Amenities 7.3 The campsite is only for visitors around the TT race period. This means erection of permeant amenity facilities is not practical or economically feasible. However, based in a secondary school, there are existing facilities ready to be adapted for the use of the campsite. In addition, the application shows the provision of flushing toilet and showering facility. There is

==== PAGE 7 ====

                                      21/01353/B                                     Page  7  of  9

also room for security and a car park. Alongside the accommodation, it is considered that the site has sufficient provision of amenities to function as a campsite for a short period of time.

Traffic and Parking 7.4 In terms of the highway safety impact, the school will largely be closed while the camping takes place and so usual school traffic will be substituted to a degree by the traffic generated by the camp site. The previous vehicular access arrangements to the site should be maintained (i.e. two-way traffic at the south end of Westminster Drive and exit only onto Catherine's Drive). As with the previous schemes there should be no access onto the narrow lane off Westbourne Drive and again this should be controlled by condition.

Neighbouring Amenities 7.5 This application proposes to retain the number of tents previously approved at 150, as well as for this approval to run for four years. The consideration here is whether or not the additional years for which approval is sought would be harmful or not.

7.6 There is no record of complaints to the department for the duration of the campsite, nor any objection received on the current application. Therefore, it is concluded that the application is acceptable and should be approved for the four year period sought.

Planning Balance Assessment 7.7 While the impacts of the campsite are considered acceptable, it is important to acknowledge that being within a predominantly residential area, the campsite will still cause some disturbance to the nearby residents regardless of how well managed are the site and the traffic around the site.

7.8 However, as one of the biggest economic contributor as well as a key part of the nation's branding, the balance for the department is to help secure a successful event, improve visitors' experience while respect the daily lives of the Islands residents. It is the proper management of the campsite use in addition to the cooperation of the nearby residents that made this recommendation for approval possible.

8.0 CONCLUSION 8.1 The proposal is considered to comply with Strategic Policy 8, General Policy 2, and Transport Policy 7 of the Strategic Plan. Therefore, it is recommended for an approval.

9.0 INTEREST PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and

==== PAGE 8 ====

                                      21/01353/B                                     Page  8  of  9

o whether there are other persons to those listed above who should be given Interested Person Status. __

I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Committee Meeting Date: 14.03.2022

Signed : P SHEN Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

==== PAGE 9 ====

                                      21/01353/B                                     Page  9  of  9

PLANNING COMMITTEE DECISION 14.03.2022

Application No. : 21/01353/B Applicant : Mr Nathan Bruce Proposal : Temporary erection of 150 bell tents for camping during TT period, between the following dates: 27th May - 14th June 2022, 26th May - 13th June 2023, 31st May - 18th June 2024 & 30th May - 17th June 2025. Site Address : Ballakermeen High School St Catherines Drive Douglas Isle Of Man IM1 4BE

Planning Officer : Mr Peiran Shen

Presenting Officer As above

Addendum to the Officer’s Report

The application was approved by committee with an additional condition about set-up and removal of tents.

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.