Loading document...
==== PAGE 1 ====
25/90982/C
Page 1 of 14
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90982/C Applicant : Mrs Alex Iceton Proposal : Temporary change of use of rugby pitch, clubhouse and surrounding area to provide a glamping site for TT race periods for five years from 2026 to 2030 Site Address : Ramsey Rugby Club Mooragh Promenade Ramsey Isle Of Man IM8 3HE
Planning Officer: Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.01.2026 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The use hereby approved shall only take place during the TT race period in each year between 2026 and 2030 inclusive, commencing no earlier than 7 days before the first scheduled TT practice session and ceasing no later than 7 days after the final TT race, as published annually by the Department for Enterprise.
Reason: To ensure the use operates only during the defined TT event period, to safeguard amenity and open space character, and because the assessment has been made on this temporary basis.
C 3. There shall be a maximum of 150 tipi tents pitched within the site during the approved period of operation, and as shown on Drawing No. 25 1946/03.
Reason: In the interests of public and private amenity.
C 4. The parking areas, circulation routes, and access arrangements shown on Drawing Nos. 25 1946/03, 25 1946/04 and 25 1946/05 shall be laid out, managed and used only in connection with the operation of the rugby club and the temporary camping use hereby approved. No other use of these areas shall take place, and vehicular movement within the site
==== PAGE 2 ====
25/90982/C
Page 2 of 14
shall be confined to the designated access points, reception area, parking bays and emergency routes as detailed in the Planning Statement and approved drawings.
Reason: To ensure that sufficient provision is made for off-street parking, turning and servicing, and that vehicular movement within the site is managed safely and efficiently in the interests of highway safety and the amenity of surrounding land uses.
C 5. Bin storage and waste management facilities shall be provided and retained in the location identified on Drawing No. 25 1946/03 and shall be used in connection with both the rugby club and the temporary camping use hereby approved. All waste shall be stored in enclosed containers and collected regularly in accordance with the operational arrangements set out in the Planning Statement.
During the TT camping period, the bin area shall be managed to ensure sufficient capacity and hygiene for both uses, and no other waste storage shall take place elsewhere on the site.
Reason: To ensure the satisfactory provision of refuse storage facilities and to safeguard the visual amenity and character of the surrounding area, in accordance with General Policy 2, Strategic Policy 5, and Environment Policy 4.
C 6. All temporary structures, including tents, stretch tents, shower and WC units, lighting, generators, temporary fencing, shipping containers, and any associated equipment, shall be removed from the site within 7 days of the end of the approved operating period each year. The land shall be reinstated to its former condition, suitable for sporting use, within the same period.
Reason: To ensure the temporary and reversible nature of the development, to safeguard the character and recreational function of the Public Open Space, and to protect the visual amenity of the area in accordance with Strategic Policy 5, Environment Policy 42, and Policy R/T/P/4 of the Ramsey Local Plan.
This application has been recommended for approval for the following reason:
The proposal represents a temporary, seasonal and fully reversible use of designated Public Open Space within Ramsey, a principal settlement, meeting exceptional TT accommodation demand without causing permanent harm. It accords with Strategic Policies 2 and 8 by directing development to an existing town and supporting tourism in a proportionate manner, while complying with Business Policy 11 by contributing to local economic growth. The scheme safeguards recreational function in line with Policy R/T/P/4 of the Ramsey Local Plan, which allows temporary use of sports pitches where reinstatement is secured, and satisfies Policy R/T/P/1 by demonstrating acceptable visual impact, traffic management and proximity to residential areas. Amenity is protected in accordance with General Policy 2(g) and Environment Policy 22, while access and parking arrangements comply with Transport Policies 1, 4 and 7 and Strategic Policy 10. Biodiversity is safeguarded in line with Environment Policies 4 and 5, with impacts contained and proportionate to the temporary nature of the use.
Plans/Drawings/Information;
This approval relates to the following plans and documents received in support of the application: Plans (received 20 October 2025) o 01 Location Plan o 02 Existing Site Plan o 03 Proposed Site Plan o 04 Proposed Clubhouse Area Layout o 05 Proposed Vehicle Entrance Area Layout
==== PAGE 3 ====
25/90982/C
Page 3 of 14
Supporting Documents (received 20 October 2025 unless stated otherwise) o Planning Statement o Existing Site Photographs and Photo Mockups o Cover Letter o Letter of Support from Ramsey Rugby Club (received 3 October 2025); and o Email from Agent Confirming Operational Dates 2026-2030 (received 6 November 2025)
__
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o Ramsey Town Commissioners - No objection o DOI Highways - No objection __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE DEVELOPMENT COULD BE CONSIDERED TO BE CONTRARY TO THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR APPROVAL
1.0 APPLICATION SITE 1.1 The site forms part of the curtilage of Ramsey Rugby Club, located on the western side of Mooragh Promenade, Ramsey. It comprises a long, rectangular parcel extending north to south between the promenade and the lake and landscaped grounds of Mooragh Park.
1.2 The land includes the full-size grassed rugby pitch situated centrally within the site, the single-storey clubhouse at the southern end adjoining Mooragh Promenade, and a close- boarded fenced compound to the east of the clubhouse containing a generator, storage container and barrel storage. Peripheral grassed areas and sections of hardstanding around the pitch support servicing, equipment movement and other club-related activities.
1.3 Access to the site is taken primarily from Mooragh Promenade via the clubhouse forecourt, which provides pedestrian and vehicular entry. A secondary gated access is located toward the north-east corner, offering an additional controlled route for operational or emergency use.
1.4 Parking provision in the immediate vicinity includes on-street bays along Park Road to the south of the clubhouse and informal parking on the clubhouse forecourt. Additional informal service parking occurs within grassed and hardstanding margins, with further public parking available along the promenade and within the wider Mooragh Park area.
1.5 The surrounding locality is predominantly recreational and coastal. Mooragh Promenade and the beach lie immediately to the east, while Mooragh Park, with its lake, footpaths, tennis courts and open landscaping, extends to the west. Residential neighbourhoods are located further inland to the southwest, northwest and west of the park. The wider area is characterised by open space, established pedestrian routes and seasonal visitor activity associated with the park and promenade.
1.6 The site is open to views from the east and west, with clear sightlines available from Mooragh Promenade and from public footpaths within Mooragh Park. The northern boundary is visually permeable, allowing views from adjoining recreational areas including the BMX track. In contrast, the southern boundary is more enclosed due to the presence of the Ramsey Park
==== PAGE 4 ====
25/90982/C
Page 4 of 14
Hotel, Lakeside Apartments and associated garages, with views into the site from this direction largely limited to the car park north of the hotel.
2.0 THE PROPOSAL 2.1 Planning approval is sought for temporary change of use of rugby pitch, clubhouse and surrounding area to provide a glamping site for TT race periods for five years from 2026 to 2030.
2.2 The proposed scheme would comprise the following:
2.2.1 Site Layout and Glamping Arrangement: i. Use the existing rugby pitch which measures approximately 10,474.6 sqm (2.59 acres / 1.05 hectares) as the main guest accommodation area, with up to 150 pre-erected tipi tents arranged across the pitch. Each tipi measures approximately 5 m in diameter and 6 m in height. The tents would be laid out in a grid format as shown on the submitted drawings and example layout, with internal circulation routes maintained between tent rows. All tents would be temporary structures installed only during the TT race periods and removed thereafter.
ii. Peripheral areas adjoining the pitch would accommodate supporting site functions. These include designated staff camping and parking to the north-west, back-of-house storage areas, and locations for temporary WC and shower blocks positioned along the northern margins.
2.2.2 Visitor and Staff Facilities: i. The existing clubhouse would act as the main reception point for arriving guests and would also continue to operate its bar under the existing licence.
ii. A temporary stretch tent with maximum dimensions of 21 m by 15 m would be erected on the clubhouse forecourt to provide additional sheltered seating. A night welfare cabin or gazebo would be positioned at the night access gate for security and late check-ins when the clubhouse is closed.
iii. Temporary WC blocks, shower units and outdoor sinks with water points would be installed at designated positions shown on the site plan. Two shipping containers used for the transport of tents would be placed temporarily within the staff camping area and parking. This area would also house bins.
iv. Staff camping and staff parking would be located in the north-west section of the site, separated from the guest accommodation area.
2.2.3 Access, Circulation and Parking: i. The main vehicular and pedestrian access for guests would be taken from Mooragh Promenade via the clubhouse entrance. A secondary gated access at the eastern boundary would be retained as an emergency exit.
ii. Park Road would be closed to public traffic during TT periods, with the existing one-way system remaining in force. The existing on-street parking bays on Park Road would be reserved for visitor parking. Overflow parking would be available off the closed section of Park Road, in an area previously used for such purposes during event days. Additional public parking is available along Mooragh Promenade and within the wider Mooragh Park area.
iii. Vehicle access for deliveries and collections would follow a defined route shown on the submitted plans, with temporary arrangements for bin storage and service access included within the back-of-house area.
2.2.4 Site Infrastructure and Lighting:
==== PAGE 5 ====
25/90982/C
Page 5 of 14
1. Low-lumen festoon lighting would be installed on poles on the western boundary of the tent area. 2. WC blocks and shower units are positioned at several locations around the site as shown on the layout plans. 3. A welfare/security cabin for night-time check-ins is situated adjacent to the clubhouse. 4. Back-of-house areas, including bins and storage space, are located to the rear of the clubhouse. 5. Staff camping and staff parking areas are provided to the north-west of the clubhouse. 6. A 21 x 15 m stretch tent is proposed at the clubhouse forecourt to provide additional covered seating. 7. Two shipping containers for tent transport storage and logistics are positioned within the existing car park. 8. Outdoor sinks and temporary water points are located near the clubhouse under a temporary covered structure.
2.3 The applicants have provided a Planning Statement which sets out the rationale for the temporary TT glamping use, explaining that the proposal responds to the exceptional accommodation demand generated during the TT period and makes use of the rugby pitch at a time when it is out of sporting use. The Statement highlights that the site benefits from existing infrastructure and services within the clubhouse grounds and notes strong precedent for comparable temporary accommodation sites elsewhere on the Island. It describes the visual impact as limited and orderly, with tents arranged in neat rows, perimeter fencing defining the site, and regular maintenance ensuring a tidy appearance. The Statement also outlines a managed access and parking regime centred on the clubhouse entrance, with a temporary road closure enabling the use of designated parking bays, monitored vehicle access and a controlled one-way system to avoid overspill into nearby public or hotel parking areas. Overall, the applicants present the proposal as a well-regulated, low-impact and temporary land use that would be reinstated following the TT event.
3.0 PLANNING POLICIES 3.1 Site Specific: 3.1.1 In terms of local plan policy, the application site is within an area designated as an area of Public Open Space under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998 Map No. 1 (North). The site is not within the Towns Conservation Area, although it falls within an area of low fluvial flood risk. The site sits adjacent the Ramsey Bay Marine Nature Reserve, separated only by the Mooragh Promenade, and strip of shoreline from the MNR.
3.1.2 The following policies/sections within Planning Circular 2/99, the written statement which accompanies the Local Plan are considered specifically relevant to the assessment of this current planning application:
6.2 Tourist accommodation in Ramsey is provided by hotels, guest houses and self-catering establishments of various grades amounting to approximately 200 bedrooms for the town. Additional accommodation could be provided by the expansion of existing hotels and as part of the proposed marina development. Over recent years, there has been an upsurge in the number of small self-catering establishments and encouragement will continue to be given to the further establishment of this form of accommodation. In addition to the above, camping
==== PAGE 6 ====
25/90982/C
Page 6 of 14
facilities are considered important to the area and the provision of an official campsite needs to be investigated (reference: Policy R/T/P/1 and Recommendation R/T/R/1).
Paragraph 6.7: Recreation and Open Space 6.7 Indoor sports facilities are principally those provided by the schools, in addition to the swimming pool and squash courts. For outdoor pursuits, the Mooragh Park and Promenade area, Bowling Clubs and the Golf Course are established as the major assets. The Local Plan encourages the further provision of facilities depending on the requirements of the particular sport proposed together with factors such as proximity to residential areas, car parking and access (reference: Policy R/T/P/4).
Policy R/T/P/1 Tourist Accommodation Facilities 6.11 Where feasible the retention of existing tourist accommodation facilities is preferred. Any proposals to increase provision on existing sites or to provide accommodation on new sites will be considered on their merits, with particular regard to visual impact, potential increase in traffic generation, the need for additional car parking and proximity to residential areas.
Policy R/T/P/4 Sports Fields and Grounds, Golf Course and associated buildings 6.14 Individual proposals for recreation shall be considered on their merits subject, where appropriate, to the requirements of particular sports, proximity of residential areas and details of car parking and access.
3.2 National: STRATEGIC PLAN (2016) In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: 1. General Policy 2 - Development Control considerations. 2. Business Policy 1 - Supporting economic growth through business developments that benefit local employment and sustainability. 3. Business Policy 11 - Tourism development must accord with the objectives of the Isle of Man Strategic Plan 2016. 4. Strategic Policy 1 - Sustainable Development and efficient use of land and resources, promoting well-located, accessible development that contributes positively to economic growth without undermining sustainability objectives. 5. Strategic Policy 2 - Development focussed in existing towns and villages. 6. Strategic Policy 3 - Development to safeguard character of existing towns and villages. 7. Strategic Policy 5 - Design and visual impact. 8. Strategic Policy 8 - Supporting tourist developments that utilize quality-built fabric without adversely affecting environmental, agricultural, or highway interests. 9. Strategic Policy 10 - Promoting integrated journeys, minimizing car use, and facilitating alternative modes of transport. 10. Environment Policy 4 - Protection of species and habitats. 11. Environment Policy 5 - Mitigation against habitat damage or loss. 12. Environment Policy 10 and 13 - Development and flood risk. 13. Environment Policy 42 - Character and need to adhere to local distinctiveness. 14. Transport Policy 1 - New development to be located close to existing transport facilities. 15. Transport Policy 4 - New and existing highways serving any new development must be designed to accommodate vehicle and pedestrian journeys safely and appropriately, in accordance with the environmental objectives of this plan. 16. Transport Policy 7 - Parking provisions. 17. Community Policy 10 - Proper access for firefighting appliances. 18. Community Policy 11 - Prevention of the outbreak and spread of fire. 19. Paragraph 9.5.3 states: "It is considered that the Island's primary assets to tourists and visitors alike are its unique historical landscape, culture and heritage, as well as a wide range of specialist events and attractions. Many activities and facilities providing for the Island's
==== PAGE 7 ====
25/90982/C
Page 7 of 14
tourists require no permanent development: the TT Races, for example, which attract by far the most significant number of tourists to the Island of any event held here, require little but the Grandstand on Glencrutchery Road and a small number of modest marshals' shelters around the Course. Tourism can, however, require the erection of built structures - holiday accommodation being the most frequently requested form of new development required in association with the tourism industry. 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. There is no special reason why less demanding policies should be applied to tourism development than for other types of development in the countryside, and larger scale schemes may have to be the subject of an environmental impact assessment before planning permission is granted, as with any other form of large-scale development." 20. Environment Policy 24 states: "Development which is likely to have a significant effect on the environment will be required: i) to be accompanied by an Environmental Impact Assessment in certain cases; and ii) to be accompanied by suitable supporting environmental information in all other cases." 21. Paragraph 7.18.1 states: "Environmental Impact Assessment (EIA) is an important procedure for ensuring that the likely effects of new development on the environment are fully understood and taken into account before the development is allowed to go ahead. It is a process by which information about the likely environmental effects of certain types of development is collected, assessed and taken into account by the developer (as part of project design) and by the planning authority (in determining the acceptability of the application). In cases where developments are likely to have significant environmental effects, whether public or private, by virtue of their nature, size or location, EIAs will be required and the general principles set out in Appendix 5 should be followed."
3.3 PPS and NPD 3.3.1 There is no relevant Planning Policy Statement or National Policy Directive that applies to this application.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 IOM Biodiversity Strategy 2015 to 2025 4.1.1 This document seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity where necessary. Section 21 deals with habitat loss actions through promoting a policy of 'no net loss' for semi- natural Manx habitats and species, and to ensure that unavoidable loss is replaced or effectively compensated for.
5.0 PLANNING HISTORY 5.1 The application site has been the subject of eleven previous planning applications, none of which are considered to be materially relevant in the assessment and determination of the current application for temporary glamping use of the site.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Ramsey Town Commissioners have no objection to this proposal (21 November 2025).
6.2 DOI Highways have stated that they find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking as the site accesses, internal layout and parking provision are suitable for the proposed temporary change of use (11 November 2025).
6.3 DEFA Ecosystem Policy Team have made the following comments on the application (25 November 2025):
==== PAGE 8 ====
25/90982/C
Page 8 of 14
1. They have no objection to the application. 2. They note that the Rugby pitch is located 20m away from Ramsey Bay Marine Nature Reserve and Ramsey Mooragh Shore Area of Special Scientific Interest (ASSI), therefore appropriate waste management will be key in ensuring no inputs to these legally protected sites. Though the Proposal Drawing shows bins in the Staff Camping and Parking Area we think it will be appropriate to provide additional bins, that are regularly monitored with waste collected, in the main camping area. 3. They state that the Planning Statement mentions daily litter picks and agree that this would be a very appropriate management measure. 4. Additional, as per the Planning Statement, all drainage of wastewater and foul facilities must utilise the existing clubhouse infrastructure.
7.0 ASSESSMENT 7.1 The main issues to consider in the assessment of the current application are: 1. The principle of the proposed development; 2. The visual impact of the proposed glamping site; 3. Impact on neighbours; 4. Impact on parking and highway safety; and 5. Biodiversity and Ecological Impacts
7.2 THE PRINCIPLE (GP3, BP 11, SP 2, SP 8, Paragraph 9.5.3 Strategic Plan, R/T/P/1 Local Plan) 7.2.1 In planning terms, the application site is located within Ramsey, one of the Island's principal settlements, and is designated as Public Open Space under the Ramsey Local Plan. It is not countryside land, nor within a Conservation Area. The Strategic Plan (SP2) directs development towards existing towns and villages, and the site benefits from established infrastructure, including the clubhouse, parking, and surrounding recreational uses.
7.2.2 While there is a general presumption against the loss of recreational land, similar approvals across the Island demonstrate that temporary use of sports pitches for camping during TT and other race periods is acceptable when reversible. Comparable schemes at Douglas Rugby Club, Ballafletcher, Union Mills, Castletown Metropolitan, Foxdale, Peel, Rushen and Laxey have all been approved and operate successfully.
7.2.3 The Strategic Plan recognises the TT as the Island's largest tourist event (Paragraph 9.5.3), generating exceptional accommodation demand. It further emphasises that many activities associated with tourism, including the TT, require little permanent development, with modest infrastructure sufficient to support the event. Where built structures are required, holiday accommodation is the most frequently requested form, and the Plan stresses the importance of striking a balance between meeting tourism needs and protecting the Island's assets of landscape, culture and heritage. In this context, temporary camping facilities are considered an appropriate and sustainable response, particularly where they utilise existing infrastructure and are located in accessible urban settings. The proposal therefore accords with the Strategic Plan's objectives by providing short-term accommodation without permanent impact, ensuring that tourism development remains proportionate and reversible.
7.2.4 In this case, the rugby pitch is not required for sporting use during the TT period, allowing its temporary repurposing without undermining its long-term recreational function. The clubhouse already provides established services including toilets, bar facilities, and reception space, meaning the proposal can operate with minimal additional infrastructure. This integration of existing facilities ensures efficient use of land and resources (SP1), while also generating income to sustain community sport and recreation (R/T/P/4). Beyond the club itself, the scheme contributes to Ramsey's wider tourism economy by increasing visitor capacity in a town where accommodation is limited, thereby supporting local businesses and aligning with Business Policy 11 on economic growth through tourism.
==== PAGE 9 ====
25/90982/C
Page 9 of 14
7.2.5 The principle of development is therefore acceptable, as it represents a sustainable, reversible and proportionate response to exceptional accommodation demand. It accords with Strategic Policies 2 and 8 by focusing development within an existing town and supporting tourism without permanent impact. However, its acceptability is subject to detailed consideration of visual impact, neighbouring amenity, biodiversity protection given proximity to the Marine Nature Reserve and ASSI, and highway safety, to ensure that the temporary use remains well-managed and does not compromise environmental or community interests.
7.3 VISUAL IMPACT (GP2, SP5, SP42 and Policies R/T/P/1 and R/T/P/4 of Local Plan) 7.3.1 The site is visually prominent, being open to views from Mooragh Promenade to the east and Mooragh Park to the west. Public footpaths and recreational areas provide clear sightlines across the pitch, meaning any temporary structures will be visible to residents and visitors alike. In accordance with General Policy 2, development must respect its surroundings in terms of siting, layout, scale and form. Notwithstanding the openness of the site, the proposed tipi tents are to be arranged in neat rows with defined circulation routes and perimeter fencing, ensuring an orderly and coherent appearance that integrates with the existing sporting character of the site. While the tents would be visible from Mooragh Park and interrupt views toward the sea, their temporary nature, modest scale, and orderly layout ensure that any impact on public views is limited and reversible, with the pitch reinstated after use. The proposal therefore remains compliant with General Policy 2(e), Strategic Policy 5 on design quality, and Environment Policy 42 on respecting settlement character and open space.
7.3.2 Strategic Policy 5 requires new development to make a positive contribution to the Island's environment and stresses the importance of design quality in terms of context, siting, layout, scale and materials. While the proposal involves temporary structures rather than permanent buildings, the same principles apply. The neat, grid-based arrangement of tents, their uniform scale, and the use of existing clubhouse facilities demonstrate a proportionate and context-sensitive design response. Importantly, while public views from Mooragh Park toward the sea may be temporarily altered, the orderly layout and modest scale of the tents ensure that such impacts are limited and reversible, thereby avoiding permanent harm to the townscape.
7.3.3 Further to the above, Environment Policy 42 emphasises the need to respect the character and identity of existing settlements and to avoid the permanent loss of open or green spaces that contribute to visual amenity. In this case, the rugby pitch will be reinstated after use, ensuring that the designation as Public Open Space is preserved. The temporary nature of the proposal means that any visual change is seasonal and reversible, and the recreational function of the site is maintained once the tents are removed.
7.3.4 Policy R/T/P/1 of the Local Plan requires tourist accommodation proposals to be assessed on their merits, with particular regard to visual impact, as well as traffic generation, car parking and proximity to residential areas. The visual impact here is mitigated by the temporary and seasonal nature of the use, the orderly layout of tents, and the retention of existing landscaping and infrastructure. Policy R/T/P/4 also recognises the importance of recreational facilities but allows for proposals to be considered where they do not permanently compromise the recreational function of the land. In this case, the reinstatement of the pitch after TT ensures that the long-term recreational use is safeguarded.
7.3.5 Overall, the proposal is judged to have a minimal and acceptable visual impact. It respects the character of the locality, avoids permanent loss of open space, and ensures that public views of the sea, while temporarily interrupted from Mooragh Park, are not permanently compromised. The proposal therefore accords with General Policy 2, including clause (e) on public views of the sea, Strategic Policies 5 and 42, and Local Plan Policies R/T/P/1 and R/T/P/4.
7.4 IMPACT ON NEIGHBOURS (EP22, CP7, GP2)
==== PAGE 10 ====
25/90982/C
Page 10 of 14
7.4.1 In assessing potential impacts on neighbouring amenity, it is noted that the nearest residential properties are located to the south (94m) and west of the site (133m). Some disturbance from comings and goings is inevitable, particularly during evenings, but this is comparable to existing activity associated with rugby matches, park visitors, and other recreational use of the area. In accordance with General Policy 2(g), development must not adversely affect the amenity of local residents or the character of the locality. The scale and duration of the proposed use, together with its management arrangements, ensure that any disturbance remains within acceptable limits.
7.4.2 The operation of the campsite has been designed to minimise disturbance to neighbours. There will be no amplified entertainment, and much of the activity will be absorbed into the clubhouse, which provides toilets and welfare facilities. Welfare and security staff will be present throughout, with daily litter collection and controlled access forming part of the management plan. Lighting will be limited to low-level festoon strings, reducing the risk of glare or intrusion. These measures ensure that noise, light and general activity remain contained and short-lived, consistent with the requirement under Environment Policy 22 to protect the amenity of nearby properties.
7.4.3 The Strategic Plan recognises that changes in activity within parks and recreation areas can affect neighbours through noise or general disturbance. In this case, the layout of tents and circulation routes has been chosen to keep movement orderly and predictable, reducing the likelihood of nuisance. Crucially, the use is confined to a short seasonal window, about three weeks each year, so any impacts are temporary and do not alter the long-term character of the area. This approach reflects General Policy 2(g), which requires development not to adversely affect the amenity of local residents or the character of the locality.
7.4.4 Community Policy 7 emphasises the importance of crime prevention and the reduction of anti-social behaviour in new development. The scheme incorporates controlled access, on- site management and a security presence, applying principles of Secured by Design. These measures provide reassurance that the campsite will operate safely and responsibly, without giving rise to community safety concerns.
7.4.5 In summary, while some additional activity is inevitable, it will be carefully managed, temporary in nature, and proportionate to the scale of the event. The proposal does not give rise to significant adverse effects in terms of noise, light or pollution, and therefore accords with Environment Policy 22, General Policy 2(g), and Community Policy 7 of the Strategic Plan.
7.5 PARKING AND HIGHWAY SAFETY (SP10, TP1, TP4, TP7, GP2, Appendix 7) 7.5.1 Access to the site will be managed through the existing entrance on Mooragh Promenade, which will act as the main reception point for campers. A secondary emergency exit will be retained to ensure resilience in case of incident. To safeguard pedestrian movement and reduce conflict between vehicles and site users, Park Road will be temporarily closed to public traffic during the operating period. This closure enables the creation of 48 designated parking bays for campers, ensuring that vehicles are kept off the playing surface and circulation is orderly. Overflow parking capacity is available nearby, and the arrangement avoids overspill into Mooragh Park's public car park or the adjacent hotel facilities. These measures demonstrate compliance with General Policy 2(h) and (i), which require safe and convenient access together with adequate parking and servicing space, without adverse effects on road safety or traffic flows.
7.5.2 The Department of Infrastructure Highways Division has reviewed the proposal and confirmed that it will not give rise to significant adverse effects on highway safety or the operation of the local road network. The one-way system, monitored parking bays, and controlled access all contribute to a safe and predictable traffic environment. Emergency access has been built into the design, with a locked vehicle gate and an additional gate near the main entrance to facilitate emergency vehicle entry, bin collections, and staff servicing without
==== PAGE 11 ====
25/90982/C
Page 11 of 14
interfering with reception flow. This approach reflects Transport Policy 4, which requires new development to be capable of accommodating the journeys it generates in a safe and appropriate manner, and Strategic Policy 10(c), which emphasises highway safety for all users.
7.5.3 Parking demand is expected to be manageable given the predominance of motorbikes during the TT period, which require less space than cars. Campers will be required to register their vehicles or motorbikes at the time of booking, allowing the operator to plan capacity and manage arrivals effectively. Parking will be supervised by an attendant to ensure efficient use of bays and prevent congestion. While Appendix 7 sets out standards for permanent land uses such as residential, hotels, and leisure facilities, it does not prescribe standards for temporary TT campsites. In such cases, adequacy is assessed on a case-by-case basis. The provision of 48 bays for glampers, combined with the predominance of motorbikes and the site's location within Ramsey town close to public transport and pedestrian routes, demonstrates compliance with Transport Policy 7 on parking provision, Transport Policy 1 on accessibility to public transport, and Strategic Policy 10(d) on encouraging pedestrian movement.
7.5.4 Overall, the access and parking arrangements are proportionate to the temporary and seasonal nature of the use, safeguard pedestrian and highway safety, and avoid overspill into surrounding facilities. The proposal therefore accords with Strategic Policy 10, General Policy 2, and Transport Policies 1, 4 and 7 of the Strategic Plan.
7.6 BIODIVERSITY AND ECOLOGICAL IMPACTS (EP4, EP5, EP24) 7.6.1 The application site lies approximately 20 metres from the Ramsey Bay Marine Nature Reserve and the Mooragh Shore Area of Special Scientific Interest (ASSI), both legally protected designations. Development in such proximity must ensure that no adverse inputs or disturbance occur. The proposal has therefore been framed to avoid direct encroachment, with all activity confined to the rugby pitches and clubhouse grounds, which are already managed as sporting land rather than semi-natural habitat.
7.6.2 The use is temporary and reversible, with tents erected only during the TT period and removed immediately afterwards. No groundworks or permanent alterations are proposed, meaning the underlying habitat remains intact. Potential risks are limited to secondary effects such as waste management, drainage, lighting, and human activity. These have been addressed through operational measures: foul and wastewater drainage will be routed through the existing clubhouse infrastructure, daily litter picks and strategically placed bins will ensure effective waste collection.
7.6.3 Lighting will be deliberately restrained, using low-lumen festoon strings along circulation routes and solar lights within tents. This approach reduces the risk of disturbance to nocturnal species and maintains the Dark Sky character of the Mooragh estate. The temporary nature of the lighting further mitigates impact. In line with the Isle of Man Biodiversity Strategy (2015- 2025), which promotes a principle of "no net loss" of habitats, the proposal does not affect semi-natural habitats, and the rugby pitch will be reinstated after use.
7.6.4 Given this temporary and reversible character, the proposal does not fall within the categories of development that require Environmental Impact Assessment. Environment Policy 24 applies to permanent or large-scale projects, and Appendix 5 specifies that developments such as permanent campsites, caravan sites, holiday villages, or major infrastructure works would trigger EIA. By contrast, the proposed campsite is seasonal, erected only during the TT period, and fully dismantled afterwards with no permanent structures or groundworks. The advice of the DEFA Ecosystem Policy Team confirms that the effects are not significant, with their comments focused on proportionate operational measures rather than identifying ecological risks. This demonstrates that the scheme does not cross the threshold for either a statutory EIA or the requirement for supporting environmental information under EP24(ii).
==== PAGE 12 ====
25/90982/C
Page 12 of 14
7.6.5 Overall, the proposal safeguards biodiversity by avoiding direct impact on protected sites, managing waste and drainage responsibly, minimising lighting disturbance, and reinstating the land after use. It therefore accords with Environment Policies 4 and 5, is not subject to EP24, and aligns with the objectives of the Isle of Man Biodiversity Strategy 2015- 2025.
7.7 OTHER MATTERS 7.7.1 Additional Bin Provision 7.7.1.1 DEFA's Ecosystem Policy Team suggested that additional bins be placed within the main camping area. While this advice is noted, their consultation response raised no objection and did not provide any evidence that the waste management measures shown on the submitted plans, comprising an enclosed back-of-house bin store, daily litter-picking, and collection via the existing clubhouse facilities, would be inadequate. The proposed waste arrangements are proportionate to the temporary and seasonal nature of the use and already address the need to prevent litter escape toward the nearby Marine Nature Reserve and ASSI.
7.7.1.2 The placement of further bins within the tented area is an operational management matter, rather than a land-use impact requiring control through a planning condition. Condition 5 already secures appropriate bin storage and regular collection, and the operator retains the ability to supplement provision on site should operational needs arise. In the absence of demonstrable harm, or evidence that the proposed arrangements are insufficient, it would not be necessary or reasonable to impose an additional condition. The consultee's suggestion is therefore acknowledged but not taken forward as a planning requirement.
8.0 CONCLUSION 8.1 The proposed temporary TT campsite at Ramsey Rugby Club represents a sustainable and proportionate response to exceptional seasonal accommodation demand, making use of existing urban infrastructure while avoiding permanent impact on recreational land, neighbouring amenity, highway safety, or biodiversity. The scheme is temporary in nature, carefully managed, and fully reversible, with tents erected only during the TT period and the pitch reinstated afterwards. Operational measures for access, parking, waste, drainage, lighting, and security ensure that impacts are contained, short-lived, and not significant, as confirmed by the DEFA Ecosystem Policy Team. The proposal therefore accords with the relevant Strategic Plan policies and aligns with the Isle of Man Biodiversity Strategy 2015-2025, and can be supported as a well-managed, temporary use that contributes positively to Ramsey's tourism economy during the Island's largest annual event.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases). o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant);
==== PAGE 13 ====
25/90982/C
Page 13 of 14
o the Department of Environment, Food and Agriculture, the Department of Infrastructure, and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity, they cannot be given the Right to Appeal.
__
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body 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 and/or rights to appeal.
Decision Made: Permitted Date: 16.02.2026
Signed : Mr Pieran Shen Presenting Officer
Customer note
This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
==== PAGE 14 ====
25/90982/C
Page 14 of 14
PLANNING COMMITTEE DECISION 16.02.2026
Application No. : 25/90982/C Applicant : Mrs Alex Iceton Proposal : Temporary change of use of rugby pitch, clubhouse and surrounding area to provide a glamping site for TT race periods for five years from 2026 to 2030 Site Address : Ramsey Rugby Club Mooragh Promenade Ramsey Isle Of Man IM8 3HE
Presenting Officer : Mr Pieran Shen
Addendum to the Officer’s Report
The Committee approved the application with an amendment to Conditions 2 and 6 to extend the set up and take down times to 14 days instead of 7 days.
C 2. The use hereby approved shall only take place during the TT race period in each year between 2026 and 2030 inclusive, commencing no earlier than 14 days before the first scheduled TT practice session and ceasing no later than 7 days after the final TT race, as published annually by the Department for Enterprise.
Reason: To ensure the use operates only during the defined TT event period, to safeguard amenity and open space character, and because the assessment has been made on this temporary basis.
C 6. All temporary structures, including tents, stretch tents, shower and WC units, lighting, generators, temporary fencing, shipping containers, and any associated equipment, shall be removed from the site within 14 days of the end of the approved operating period each year. The land shall be reinstated to its former condition, suitable for sporting use, within the same period.
Reason: To ensure the temporary and reversible nature of the development, to safeguard the character and recreational function of the Public Open Space, and to protect the visual amenity of the area in accordance with Strategic Policy 5, Environment Policy 42, and Policy R/T/P/4 of the Ramsey Local Plan. __
Copyright in submitted documents remains with their authors. Request removal