7 June 2018
Field 110330, Lhen Road, Bride, Isle Of Man, IM7 4bg
The site is part of Glen Truan Golf Course in a rural area of high landscape value near the Ayres ASSI/NNR. The proposal sought to erect 55 prefabricated holiday lodges (each ~6x12m, 5.5m ridge height, clad in composite/timber panels), convert existing farm barns into offices, pro shop, toilets and extend one for a res…
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General Policy 3
Permits countryside development only for overriding national need with no alternatives (g). Officers found no proven national need for 55 lodges (falls short of 70-100 unit critical mass in Non-Serviced Study), alternatives exist, unsustainable rural location lacks public transport contradicting StP2/10.
Environment Policy 1
Protects countryside for own sake unless overriding need/no alternatives. Proposal's scale harms countryside without proven need outweighing protection.
Environment Policy 2
In AHLV, landscape character paramount unless no harm or essential location. 55 lodges/extension cause significant adverse visual impact day/night.
Priority for new development to identified towns and villages
Directs development to settlements; countryside exceptional per GP3. Site not in settlement.
Business Policy 11
Supports tourism if complies with other policies. Economic benefits acknowledged but do not override countryside protections.
General Policy 2
Requires good design/layout/landscape respect (b,h). Lodges poor quality, tightly spaced with facing windows/parking undermining amenity.
Environment Policy 4
Protects species/habitats near ASSI. EIA/mitigation (fencing/no pets/native planting) could work if conditioned, per Biodiversity Officer.
Transport Policy 4
Requires safe access. Insufficient details on new A10 junction visibility/safety.
significant sustainable economic benefit through tourism spend (£1m/year from year 5), 15 FTW jobs, supports Destination Management Plan/non-serviced accommodation needs
economic/job benefits, tourism growth, supports DMP, high quality lodges not caravans, sustains golf course
supports as destination venue with club house/cabins fitting IOM short break leisure aims
no objection, high quality lodges, economic benefits, site not greenfield
Department of Economic Development strongly supports the application for its tourism and economic benefits; Department of Infrastructure (Highways) raises highway safety concerns requiring conditions; DEFA Senior Biodiversity Officer highlights ecological risks near ASSI/NNR need…
Key concern: substandard visibility splays at A10 junction below 90m to west
Department of Economic Development
SupportThe Department fully supports this planning application; The Department fully endorses this planning application as it supports a large number of Government policies and strategies, provides significant economic benefit particularly during its operational phase and is a much needed additional facility for the Tourism sector.; The Department believes that this value should be given significant weight in determining this planning application
Senior Biodiversity Officer DEFA
Conditional No Objectionif the mitigation works, then it will do a great deal to mitigate the effects, however, confidence in the mitigation effectiveness would be key; any development should not add any further flow to this drain; Request not to have direct access to the NNR; I strongly recommend that advice is taken from the IoM Astronomical Society or other specialist
Conditions requested: mitigation works to ensure no residual effect; confidence in the mitigation effectiveness; access to NNR only with agreement of DEFA warden; advice from IoM Astronomical Society on lighting; discussions with Environment Directorate and MUA on sewerage; bat survey of trees if cavities present; no lighting on bat roost areas
Department of Infrastructure Highway Services
Conditional No ObjectionHighway Services cannot recommend approval for this application unless certain conditions are applied; If it is not possible to add appropriate conditions to an approval then Highway Services recommends refusal
Conditions requested: submit a design for the access road including the location of passing places, the width of the access and the visibility splays to be approved by the Department; any works required to bring the access and access road up to standard are to be carried out prior to the commencement of development
Manx National Heritage
Objectionwe must therefore oppose the application on this technical point; nothing short of a full EIA is required; might be of sufficient significance to merit a public inquiry
Conditions requested: full environmental impact assessment; archaeological evaluation as part of EIA; watching and recording brief during construction
Bride Parish Commissioners
No Commentpostal vote showed 44% in favour and 56% opposed; opinions are fairly evenly split
Conditions requested: conditions to provide screening; traffic management agreed with highway authority
Manx Wildlife Trust
ObjectionManx Wildlife Trust who wish to register their objection; this certainly does not up hold two central pillars of Conservation of Biological Diversity or Sustainable Development
Conditions requested: Environmental Impact Assessment
IOM Natural History and Antiquarian Society
ObjectionThe Society's concerns with regard to this application therefore remain.; Strategic Plan Business Policy requires proposed tourism development in the countryside to undergo the same rigorous assessment as residential development.
