27 November 2012 · Department of Infrastructure Planning and Building Control Division - Secretary to the Planning Committee (E. Callow)
Traie Menagh Pool, Traaie Meanagh Drive, Port Erin, Isle Of Man, IM9 6ll
The site is a derelict former open-air swimming pool at Traie Meanagh Drive, Port Erin, proposed for redevelopment into a marine haven with small boat berths, an 18-bedroom hotel, restaurant, shop, and facilities for diving training, boat handling, and other water sports.
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The officer report recommended refusal because the proposal does not provide appropriate safe and convenient access for all potential users, relying on weather-dependent water taxis or steep, unlit, n…
Strategic Policy 1
Requires optimising use of previously developed land and under-used land. Site not strictly PDL but redundant; proposal reuses derelict site but officer notes it was previously used unlike now.
Strategic Policy 4
Protect landscape, nature conservation, avoid pollution/disturbance. Marine ecology impacts from siltation/noise considered modest and mitigable; terrestrial impacts on lizards/campions addressed via surveys/relocation.
Spatial Policy 5
New development to positively contribute to environment via Design Statement. Contemporary low-rise design accepted as improvement over dereliction despite increased prominence.
Strategic Policy 8
Tourist proposals permitted if not adversely affecting environment/highways. Marine-related uses linked to coastal location considered acceptable in principle.
General Policy 2
Development must respect site/surroundings, not adversely affect amenity/access/road safety/ecology/public sea views. Principle acceptable but failed on access/amenity; other aspects like ecology/visual ok.
General Policy 3
Development not permitted outside zoned areas except exceptions like previously developed land improving landscape. Site unzoned but derelict; reuse supported but access issue fatal.
Environment Policy 1
Protect countryside unless overriding need. Coastal derelict site; marine uses location-dependent, no overriding need found unacceptable due to access.
Environment Policy 4
Protect species/habitats of importance. Surveys for lizards/grey moth; mitigation via relocation; no Schedule 1 birds; marine species impacts modest.
no objection provided development connected to main foul sewer and no surface water discharged to foul sewer
acceptable if paths upgraded with guardrails and lighting; local highways can accommodate additional parking
supports principle of site redevelopment
DEFA Biodiversity and Marine officers raised concerns about lizard habitat loss, shading effects on species, boat access logistics, and basking shark disturbance, recommending surveys and clarifications.
Key concern: holding objection to drainage due to unresolved foul water discharge and pump capacity
DEFA Senior Biodiversity Officer (Richard Selman)
Conditional No ObjectionMy cursory assessment is that lizards would be affected (loss of habitat through shading) and potentially the grey moth (unknown effects of shading larval/pupal habitat); I recommend that you survey for lizards now that they are out basking. It is a good time for this. The Manx Wildlife Trust can undertake such surveys
Conditions requested: survey for lizards by Manx Wildlife Trust covering site and shaded areas; if lizards found within site provide protocol including relocation to adjacent habitat; retain campions as feeding habitat and carefully remove damaged ones to nearby cliffs before pupal feeding season; pre-construction plan to keep lizards out of works including no sand piles/rubble basking sites, remove existing basking sites, preclude explosives
DEFA Senior Marine Biodiversity Officer (Fiona Gell)
No CommentIf it was decided at a later stage that blasting and rock excavation were needed that would significantly increase the environmental impact; Port Erin Bay is probably the site where basking sharks are most vulnerable to boat traffic
Conditions requested: more clearly describe and illustrate tidal opening without blasting with diagrams; quantify expected boat traffic like road traffic assessment; address mitigation for basking shark disturbance including consultation with Manx Basking Shark Watch
DEFA Freshwater Biologist (Calum MacNeil)
Objectionon the basis of information received so far we would have to recommend a holding objection; no expenditure should be committed on the site until this fundamental issue of drainage is sorted out
John Kneen (Drainage)
Conditional No Objectionproposals... are acceptable for the Planning stage, but post planning we will need a condition survey and capacity confirmed of the existing pump station
Conditions requested: post planning condition survey and capacity confirmed of existing pump station
Isle of Man Fire & Rescue Service (Jeff Looker)
Conditional No Objectionfire fighting access via the footpath appeared to be possible in principle
Conditions requested: sprinkler system designed and installed to relevant standard; main provided that can be charged by appliances from roadway at top of Traie Meanagh Drive with double outlet point at site staging point; pathway improved from current condition and provided with suitable lighting
Highways Division Traffic Engineer (Hazel Fletcher)
Conditional No ObjectionThe impact of this parking has to be weighed against any perceived benefits of the application
Conditions requested: detailed plan and specification for footpath improvements submitted to Planning Authority for approval
