Why Was This Refused?
- ✓Proposed yurts, log cabins, camping pods and caravan pitches would harm the open character of Glen Wyllin Conservation Area
- ✓No Environmental Impact Assessment submitted, which is required for a permanent camp or caravan site
- ✓Environmental information provided was inadequate
- ✓Uncertainty about drainage impacts on trees that contribute to the conservation area's character
- ✓Site has evidence of previous flooding but no flood risk assessment was submitted
- ✓character
- ✓trees
- ✓flooding
- ✓drainage
- ✓heritage
This application sought permission to use land at Glen Wyllin Camp Site, Kirk Michael, for tourist purposes. The proposal included up to 46 caravan or motorhome pitches, up to 120 tent pitches, 2 yurts, 8 log cabins, 8 camping pods, ancillary facilities, and the installation of land drains. The application was refused in August 2018. Decision-makers found that the proposed buildings and structures would detract from the open character and appearance of the land, which is a defining feature of the Glen Wyllin Conservation Area. Development in a conservation area must preserve or enhance its character, and this proposal was considered contrary to that requirement. The application was also refused because no Environmental Impact Assessment accompanied it, despite one being required for a permanent camp or caravan site.
The application was refused on 9 August 2018. The proposed structures were judged to harm the open character of the Glen Wyllin Conservation Area, which planning policy requires to be preserved or enhanced. The application also lacked a required Environmental Impact Assessment, and the environmental information submitted was considered inadequate. Additional concerns included uncertainty about the effect of drainage works on protected trees within the conservation area.
Refusal Reasons
- ✕The proposed buildings would detract from the open character and appearance of the land, which is an important feature of the Glen Wyllin Conservation Area. This would be contrary to Environment Policy 35 of the Isle of Man Strategic Plan 2016, which provides that, in a Conservation Area, development will not be permitted unless it would preserve or enhance the character or appearance of that area, and ensure that features contributing to the area's quality are protected.
- ✕No Environmental Impact Assessment (EIA) accompanies the planning application, contrary to Environment Policy 24 and paragraph A.5.2(j) of the Isle of Man Strategic Plan 2016. These provide that an EIA will be required with any application that proposes a permanent camp site or caravan site. The environmental information submitted with the application is inadequate.
- ✕In view of the lack of environmental information, there is uncertainty about the effect of the proposed surface water drainage arrangements on the health of trees which may be an important feature of the Glen Wyllin Conservation Area.
- ✕There is evidence that the application site has previously been flooded, and could be vulnerable to future flooding. However, no flood risk assessment has been submitted, contrary to Environment Policy 10 of the Isle of Man Strategic Plan 2016.
