19 October 2017 · Planning Committee
Former Howstrake Holiday Camp, King Edward Road, Onchan, Isle Of Man, IM3 2jp
The proposal seeks to vary a time limit condition on a prior approval in principle (PA 15/00636/A) for a single dwelling on the derelict former Howstrake Holiday Camp site off King Edward Road in Onchan, extending the implementation period by 2 years due to delays from asbestos remediation and site marketing challenges…
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No significant material changes in planning circumstances have occurred since the original approval of PA 15/00636/A in 2015, including no supersession of the Onchan Local Plan or Isle of Man Strategi…
General Policy 3
Prohibits development outside zoned areas except specified cases including previously developed land (para c) where redundant buildings exist and redevelopment reduces landscape impact while improving the environment. Officer assessed the derelict holiday camp as qualifying previously developed land with significant built structures; a single dwelling's principle accepted as it would demolish eyesores, utilise topography for low visual impact, and enhance the site versus status quo, despite tension with open space designation.
Policy O/RES/P/22 (Onchan Local Plan)
Presumption against new dwellings outside residential zones, especially rural areas of high landscape value. Proposal conflicts as site is unzoned open space but officer weighed against GP3(c) benefits of site clearance.
Policy O/NC/P/2
Presumption against development adversely affecting ecological interest areas. Site designated as such; ecological survey found low significance (no protected species confirmed), with conditions for further surveys and mitigation at reserved matters stage enabling compliance.
Environment Policy 1
Protects countryside from adverse development unless overriding need. Site in countryside; partial fit via GP3(c) as redevelopment improves degraded landscape without significant ecological harm.
Environment Policy 4
Protects species/habitats; surveys confirmed no significant protected species/habitats, precautionary measures conditioned.
Housing Policy 4
New housing restricted to towns/villages or exceptional countryside cases. Does not qualify but subordinated to GP3(c).
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reserved matters submission time limit
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Tree survey and protection
The application for reserved matters must include a detailed survey of all existing trees on site within the development area together with a method statement for the protection of all existing trees on site which are to be retained. The existing trees must be protected by the erection of fencing at an adequate distance from the tree trunk and during construction and demolition works the protected areas must remain free from vehicles and materials in order to protect the tree roots. Any work necessary within the protected area must be detailed in the method statement. The development must be undertaken in accordance with the method statement.
Single storey within minimum development area
The dwelling must be predominantly single storey and all built development forming the dwellinghouse, excluding the access and driveway, should be kept within the "minimum development area" (shaded in blue) as shown on drawing 28538-02.
Access and visibility splays
Prior to any works commencing on site the access and visibility splays on drawing no 28538-2001-03 rev A date stamped 24/08/2017 (or subsequent drawing approved by the Planning Authority) shall be constructed and remain free from obstruction thereafter.
Block existing accesses
Prior to any works commencing on site all existing vehicle accesses shall be permanently blocked up.
Parking and turning provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Photographic survey of existing buildings
No development shall commence until a full and comprehensive photographic survey of the existing buildings/site has been submitted to and agreed in writing by the Department.
Landscaping details
The details of the landscaping of the site to be provided as part of the Reserved Matters application should take account of the ecological value and natural landscape of the site and as such should avoid any large area of formal gardens.
Visual impact assessment
The application for Reserved Matters must include a visual impact assessment, not only from the land, but also as viewed from the sea.
Updated ecological survey
The application for Reserved Matters must include an up to date ecological survey of the site. The ecological survey shall identify matters of ecological interest within the site and measures to mitigate ecological impacts where appropriate, including a timetable for their implementation.
recommend approval
does not oppose subject to same conditions as PA 15/00636/A
Both Highways Division and Onchan District Commissioners have no objection to the application to extend the approval in principle for a dwelling by 2 years, with Highways requesting the same conditions as the original approval.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the same conditions as those applied to PA 15/00636/A.; There have been no significant changes that affect this application.
Conditions requested: subject to the same conditions as those applied to PA 15/00636/A
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
