**Document:** Officer Planning Report **Application:** 11/00549/B — Erection of three camping pods **Decision:** Permitted **Decision Date:** 2011-05-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/897-braddan-camp-site-ballahutchin-hill-three-camping-pods/documents/1247618 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations None received at time of drafting report ### Consultations [Table omitted in markdown export] ### Officer's Report THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises Glenlough Campsite, which is located on the southern side of Peel Road (A1) shortly before Glen Vine, Marown. The proposed development comprises the erection of three camping pods within the application site. PLANNING HISTORY The use of the application site as campsite is historical, potentially pre-dating the planning system, and an established use. There have been previous planning applications approved for campsite related development (washrooms, etc.). REPRESENTATIONS Marown Parish Commissioners defer their representation. The Department of Infrastructure Highways Division do not oppose the planning application. The Department of Economic Development Tourism Division expresses an interest in the planning application. PLANNING POLICY In terms of local plan policy, the application site is located within wider areas of land that are designated as i) open space and ii) high landscape value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered potentially material to the assessment of this current planning application: ### Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." ### Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." ### Business Policy 11 states: "Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted." ### Business Policy 14 states: "Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12." ### Assessment The planning application seeks planning approval for the erection of three camping pods within the application site. The proposal was the subject of on-site pre-application discussion with the applicant. The proposed camping pods are pre-fabricated wooden huts, similar in size to a small domestic garden shed, which is designed to provide accommodation on a campsite. The basic dimensions are 4.76m in length by 2.83 in width, with a curved roof that reaches a ridge height of 2.65m. Due to their design the roof, which is clad in a dark grey/green material, extends from the ridge to the base of the pod. The pods can potentially have an electrical supply but do not have toilet or wash facility, so does not generate any waste water or sewage that requires disposal. The camping pods do not require foundations and are designed to be able to sit amongst trees without harming root systems. It is reasonable to say that there are no planning policies that specifically cover the erection of camping pods and at present the Department doesn't have a specific stance on them. However, following discussion amongst Planning Officers the general consensus is that the erection of camping pods on established campsites is generally acceptable provided that the number and siting of them does cause result in an unacceptable impact to the amenity of the area. It will be necessary to examine each planning application for camping pods on their individual merits. In this instance the three camping pods are proposed to be sited amongst a row of mature trees that exists within the application site. This siting in addition to existing mature trees and other screen planting along the boundary with Peel Road and the general topography of the site means that the visual impact of the proposed camping pods is low. Indeed, it could be reasonably said that the impact of tents and campervans, which are generally away from the trees, in the application site has a much greater visual impact than the proposed camping pods. As such, in this instance the impact of the proposed camping pods on an established campsite is concluded to have an acceptable impact on the amenity of the area that does not adversely harm the general protection of the countryside set out within planning policy. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application should be afforded interested party status: Marown Parish Commissioners. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Infrastructure Highways Division; and The Department of Economic Development Tourism Division. ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the location plan, site plan and drawing no.s 1, 2, 3, 4, 5, 6, 7, 8, 9 and 10 date stamped the 15th April 2011. C 3. The accommodation hereby approved shall be used solely as holiday accommodation, with no individual or consecutive letting exceeding four weeks in duration. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date: 20/5/11 Signed: _________________________ Jen Chance Senior Planning Officer Delete as appropriate Signed: _________________________ Michael Gallagher Director of Planning and Building Control [Table omitted in markdown export] --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/897-braddan-camp-site-ballahutchin-hill-three-camping-pods/documents/1247618*