**Document:** Planning Statement
**Application:** 26/00100/B — Formation of additional motorhome hardstanding and associated internal access tracks
**Decision:**
**Decision Date:**
**Parish:** Marown
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/130825-marown-glenlough-campsite-ballahutchin-access/documents/1594284

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# Planning Statement

## Planning Statement

Formation of additional motorhome hardstandings and associated internal access tracks at Glenlough Campsite, Ballahutchin Hill, Union Mills. Isle of Man

### This Planning Statement has been prepared by Ste Stanley, Chartered Member of the Royal Town Planning Institute

### Contents

- 1.Introduction
- 2.The Site and Surroundings
- 3.The Proposed Development
- 4.Planning History
- 5.Planning Policy Context

- 5.1 Isle of Man Strategic Plan 2016
- 5.2 Area Plan for the East
- 5.3 Visitor Economy Strategy 2022–2032

- 6.Assessment Against General Policy 3
- 7.Landscape and Visual Impact
- 8.Drainage and Ground Conditions
- 9.Highways and Access
- 10.Visitor Economy and Material Considerations
- 11.Planning Balance and Conclusion

Formation of additional motorhome hardstandings and associated internal access tracks at Glenlough Campsite, Ballahutchin Hill, Union Mills Isle of Man

- 1. Introduction

- 1.1 This Planning Statement has been prepared on behalf of Glenlough Camp Site Limited in support of a planning application for the formation of additional motorhome hardstandings and associated internal access tracks at Glenlough Campsite, Ballahutchin Hill, Union Mills.
- 1.2 The application seeks planning permission for a modest and targeted set of infrastructure improvements within the operational extent of an established and lawful campsite. The proposals are the direct result of operational experience gained over a significant period of time, particularly during peak visitor periods and in less favourable weather conditions.
- 1.3 The purpose of the development is threefold. First, to improve the usability and resilience of the site during wet weather. Second, to improve internal circulation and access for visitors and servicing vehicles. Third, to enhance the overall visitor experience while protecting the grassed areas of the campsite from degradation.
- 1.4 The proposals do not represent an expansion of the campsite. There is no increase in pitch numbers, no intensification of use, no extension of the season of operation and no change to the established lawful use of the land. The application relates solely to infrastructure works within areas that already form part of the campsite and are already used by visitors.
- 1.5 The application should therefore be assessed on the basis that it is an operational refinement of an existing tourism use, rather than new development in the countryside in the conventional sense.

- 2. The Site and Surroundings

- 2.1 Glenlough Campsite is located to the south of the A1 (TT Course) at Ballahutchin Hill, on the eastern edge of Glen Vine, within the Parish of Marown.
- 2.2 The site occupies a gently undulating area of land and comprises a series of grassed camping areas arranged around an established perimeter track. Internal tracks, hardstandings, parking and turning areas, toilet facilities, a café and ancillary buildings are already present and form an integral part of the campsite’s operation.
- 2.3 The campsite is set within a broad lowland valley landscape, characterised by open fields, hedgerows, woodland belts and scattered farmsteads. Existing vegetation and landform provide a degree of containment, limiting outward views and ensuring that activity within the site does not appear visually intrusive in the wider landscape.

- 2.4 The campsite has operated lawfully for many years and is a well-established element of the Island’s visitor accommodation offer. It is particularly popular during major events such as the TT and Festival of Motorcycling, but also attracts families, touring motorhomes and repeat visitors throughout the spring and summer.
- 2.5 The site lies outside any defined settlement boundary and is not allocated for development in the Area Plan for the East. It therefore falls to be assessed against the Isle of Man Strategic Plan 2016, including the application of General Policy 3.

### 3. The Proposed Development

- 3.1 The application proposes a modest package of works comprising:

the formation of five additional motorhome hardstandings, positioned within areas already used by motorhomes

the formation of new internal access tracks, including a central ‘Y-shaped’ hardstanding connection linking the outer perimeter track to the central area of the site

associated minor clearance of low scrub and bushes, limited strictly to the areas shown on the submitted plans

- 3.2 The additional motorhome hardstandings are intended to provide durable, weather-resilient surfaces in locations where motorhomes already park. Their provision will reduce ground damage during wet periods and improve accessibility for visitors.

![An aerial view of a rural site showing a large grassy field with a proposed light-colored track layout looped around the perimeter, adjacent to existing buildings.](https://images.planningportal.im/2026/04/7304853.png)

Above - Proposed additional tracks and motorhome hardstanding in context of existing campsite

Left - Proposed motorhome hardstanding areas

![A site plan illustrating the proposed layout for Glenlough Campsite, highlighting new motorhome hardstanding and access tracks alongside existing wooded areas.](https://images.planningportal.im/2026/04/7304854.png)

![A black and white block plan for Glenlough Campsite showing proposed access tracks, hardstanding areas, and existing motorhome pitches.](https://images.planningportal.im/2026/04/7304855.png)

- 3.3 The proposed central ‘Y-shaped’ hardstanding performs an important operational role. At present, visitors often park informally within the central grassed area, particularly during busy periods. This can obstruct access, hinder servicing and create conflict between vehicles and pedestrians. The proposed connection provides a clear and managed route, improving circulation and site management without expanding the footprint of the campsite.
- 3.4 All new tracks and hardstandings will be constructed with Type 1 consolidated hardcore, matching the construction and appearance of existing tracks on the site. The surfaces are permeable, informal in appearance and finished to match existing ground levels.
- 3.5 No edge restraints are proposed. This ensures that the development retains a rural, low-key character and avoids introducing visually urbanising elements into the landscape.
- 3.6 No new lighting is proposed. The existing access to the site remains unchanged, and there are no alterations to visibility splays or the surrounding highway network.

### 4. Planning History

- 4.1 Glenlough Campsite has an extensive planning history that demonstrates a consistent and pragmatic approach by the Planning Authority to the incremental development of facilities required to support its operation.
- 4.2 Relevant permissions include, but are not limited to:

89/01568/B – Accommodation block for a tented village

- 11/00549/B – Three camping pods

- 12/00057/B – Access track with motorhome parking bays

12/00058/B – Formation of a new access

- 12/00052/B – Conversion of a store building into a recreation and café facility

- 13/91353/B – Additional access track

21/00349/B – Creation of a toilet and shower facility for disabled users

- 4.3 The Officer Report and Decision Notice for application 21/00349/B are particularly relevant. Despite the site not being designated for development, the Planning Committee concluded that the proposal was acceptable due to its modest scale, lack of visual harm, and clear support for Government tourism objectives.
- 4.4 There are no planning conditions restricting the number of pitches, duration of stays or season of operation. The campsite use is long established and lawful, and the principle of associated infrastructure has been accepted repeatedly.

### 5. Planning Policy Context

- 5.1 Isle of Man Strategic Plan 2016

- 5.1.1 The site lies within an undesignated area where General Policy 3 applies. This policy establishes a presumption against development unless material considerations indicate otherwise.
- 5.1.2 Other relevant Strategic Plan policies include Strategic Policy 1, Environment Policies 1, 2 and 3, Strategic Policy 9 and Strategic Policy 10. These policies collectively promote efficient use of land, protection of landscape and trees, and support for sustainable tourism and recreation.

- 5.2 Area Plan for the East

- 5.2.1 The site lies outside any settlement boundary and within a Broad Lowland Valley landscape character area.
- 5.2.2 The Area Plan emphasises conserving landscape character while recognising that established uses may continue and evolve where development is proportionate, justified and well managed.
- 5.3 Visitor Economy Strategy 2022–2032

- 5.3.1 The Visitor Economy Strategy places strong emphasis on improving the quality, resilience and sustainability of the Island’s visitor accommodation offer, particularly for touring visitors and eventled tourism.
- 6. Assessment Against General Policy 3

- 6.1 It is acknowledged that the proposal does not fall neatly within the specific categories listed as exceptions under General Policy 3. However, Manx planning practice has consistently demonstrated that the presumption against development is not absolute and the test of harm plays an important role in determining countryside development proposals.

- 6.2 The Planning Authority has consistently adopted a balanced approach where development is closely linked to an established lawful use and where material considerations indicate that refusal would be unreasonable.

#### 6.3 In this case, the following considerations are of particular importance:

the campsite is a long-established and lawful use the proposals are directly related to and necessary for the effective operation of that use the development does not increase capacity or intensity the works are low-key, informal and largely contained within the site

there is no harm to landscape character, trees, drainage or highway safety

the proposals support Government objectives for a sustainable visitor economy

- 6.4 In these circumstances, a strict application of the presumption against development would fail to reflect both the reality of the site and the intent of the planning framework.
- 7. Landscape and Visual Impact

- 7.1 The proposed hardstandings and tracks are low-level features that follow existing ground contours and are finished in materials that reflect those already present on the site.
- 7.2 The informal quarry dust finish ensures that the development reads as part of the existing campsite infrastructure rather than as new built development.
- 7.3 Views of the development from outside the site are extremely limited. The works are not prominent from the public highway and do not interrupt key views across the wider landscape.
- 7.4 No trees are removed, and only limited scrub clearance is proposed. As such, we submit that there is no unacceptable harm to landscape character or visual amenity.

- 8. Drainage and Ground Conditions

- 8.1 The site is not subject to flooding. However, the Island’s climate is inherently unpredictable, and periods of prolonged rainfall can result in ground conditions becoming soft and muddy.
- 8.2 This is particularly challenging during peak visitor periods such as the TT, when demand is highest and vehicle movements within the site increase.
- 8.3 The proposed permeable hardstandings and tracks address this issue directly by improving ground stability, protecting grassed areas from damage and reducing the need for informal parking.

- 8.4 Surface water will continue to drain to ground and existing drainage systems, with no adverse impacts on surrounding land or watercourses.
- 9. Highways and Access

- 9.1 The existing access to the site remains unchanged, and there are no impacts on visibility splays or highway safety.

- 9.2 The proposals do not generate additional traffic movements beyond those associated with the lawful use of the campsite.

- 9.3 Improved internal circulation will assist in site management, reduce congestion and improve safety for visitors and staff.
- 10. Visitor Economy and Material Considerations

- 10.1 Glenlough Campsite serves a broad range of visitors, including touring motorhomes, families and repeat visitors. It plays a particularly important role during major events such as the TT.
- 10.2 During peak periods, the Island’s unpredictable weather can place pressure on campsite infrastructure. The proposed works are a targeted response to these challenges.

- 10.3 By improving accessibility, usability and resilience, the proposals support visitor satisfaction, protect the land and contribute positively to the long-term sustainability of the site.
- 11. Planning Balance and Conclusion

- 11.1 The proposal represents a sensible and proportionate enhancement of an established tourism facility.
- 11.2 Any limited policy tension arising from the countryside location of the site is in our view clearly outweighed by the established lawful use, the absence of harm, the modest scale of the works, alignment with tourism objectives and consistency with previous Planning Committee decisions.

- 11.3 When assessed in the round, we submit that the planning balance weighs firmly in favour of the development.

11.4 We therefore respectfully request that planning approval should be granted.

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*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/130825-marown-glenlough-campsite-ballahutchin-access/documents/1594284*