29 May 2023 · Planning Committee
Glen Dhoo Campsite, Ballacottier Road, Onchan, Isle Of Man, IM4 5bj
The proposal sought planning permission for the permanent use of a 1.43 hectare agricultural field (Field 534492) as a campsite from 1 April to 31 October, retrospectively recognising use since around 1970 alongside approved fields at the established Glen Dhoo Campsite.
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The officer concluded there was insufficient justification to override the presumption against development outside zoned areas, as no evidence showed no alternative sites or overriding national need f…
General Policy 3
Requires presumption against development in unzoned countryside unless justified by overriding need. Officer found no evidence of alternatives or national need, making permanent campsite unwarranted and harmful to countryside amenity.
Environment Policy 1
Protects countryside for its own sake from unnecessary development. Proposal's loss of 1.43ha agricultural land lacked justification, with no alternatives shown, breaching protection against unwarranted countryside harm.
Business Policy 14
Permits rural tourism if complying with other policies like GP3. Site failed countryside protection tests and did not demonstrate quality or innovation per supporting tourism studies.
Environment Policy 24
Requires EIA for developments with significant environmental effects, including permanent campsites >1ha per Appendix 5. No EIA provided, preventing assessment of visual, noise, waste, lighting, soil, and biodiversity impacts.
Environment Policy 4
Protects biodiversity and habitats. No ecological info showed how camping avoids harm to site vegetation, boundary trees/sodbanks via soil compaction, light/noise; permanent use exceeds agricultural disturbance.
Transport Policy 4
Requires highways to safely accommodate development traffic. Lacked traffic/parking surveys to prove existing access/junction copes with intensified use; reason deleted by Committee.
no significant negative impact upon highway safety, network functionality and /or parking. They request that if appropriate, restrictions to use should apply, e.g. for extent of a season
Visit Agency Officers have no objection to this proposal
no objections to this development from a fisheries perspective
recommended that the application be approved for planning purposes only
All consultees either had no objection or supported the retrospective camping application at Field 534492, Glen Dhoo, Hillberry, Onchan.
Visit Isle of Man
No ObjectionVisit Agency Officers have no objection to this proposal.; Campsites continue to be a popular choice of accommodation for visitors and locals alike and are required to ensure the Island has enough bed stock to support the visitor growth to 2032.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; If appropriate, restrictions to use to apply, e.g. for extent of a season.
DEFA Inland Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
The original application for retrospective use of 1.43ha Field 534492 for camping (1 April-31 October) was refused by Planning Committee for four reasons: lack of justification to override countryside protections (GP3, EP1, BP14); no alternatives or overriding need demonstrated with loss of agricultural land and substandard facilities; no EIA provided (EP24); insufficient information on soils, biodiversity impacts (EP1, EP4). Appellant argued the proposal meets four NSAFS criteria for national need, no suitable alternatives nearby, existing 3* facilities, submitted EIA at appeal, and minimal countryside harm. Council defended refusal, rejecting four NSAFS criteria as insufficient, inadequate alternatives assessment, late EIA invalidating public consultation, substandard facilities, permanent campsite requiring EIA. Inspector discounted the EIA (not consulted upon originally), found no overriding national need (only 4/12 NSAFS criteria met, no financial viability or additionality), alternatives not exhausted (e.g. Field 534127), harm to countryside character and biodiversity without evidence, recommending dismissal upholding refusal.
Precedent Value
Countryside tourism appeals require comprehensive NSAFS compliance (all/most criteria + viability) and prior EIA submission; late documents risk exclusion. Applicants must evidence no alternatives via site searches, not just competitor comparisons, and provide surveys for environmental claims.
Inspector: R J Perrins
