26 May 2023 · Planning Committee
Former Howstrake Holiday Camp, King Edward Road, Onchan, Isle Of Man, IM3 2jp
The proposal is for a large, flat-roofed, single-storey dwelling of irregular footprint spread over three levels following the site's downward slope, featuring extensive glazing, stone, timber and bronze panelling, sedum roof, attached garage for 8 vehicles, courtyard, terraced areas, tennis court, and a separate summe…
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The principle of a dwelling was established by prior Approval in Principle on previously developed land per General Policy 3, leaving reserved matters of design, visual impact, landscaping, amenity, h…
Spatial Policy 5
Requires high quality design minimising adverse visual impact. Officer assessed contemporary stepped design with sedum roof and dark materials as high quality, integrating with topography to enhance rather than detract from prominent site in High Landscape Value area.
General Policy 2
Covers amenity, highways, visual impact. Proposal compliant as no harm to neighbouring amenity due to isolation, adequate parking/access, and visual enhancement via quality design/landscaping.
General Policy 3
Permits development on previously developed land. Site qualifies as former holiday camp with derelict structures/hardstanding, justifying single dwelling.
Environment Policy 1
Protects countryside from inappropriate development. Redevelopment of derelict PDL with biodiversity improvements and landscaping integration found acceptable.
Environment Policy 2
Requires no adverse impact in High Landscape Value areas. LVIA and officer view confirmed limited views, high quality design and maturing planting result in neutral/long-term beneficial effects.
Housing Policy 14
Permits innovative modern designs of high quality without adverse visual impact, even if exceeding 50% floor area. Proposal exceeds prior buildings but justified by environmental improvement, site redevelopment and topography integration.
Transport Policy 4
Requires safe access. Approved splays, >10 spaces and turning area with no Highways objection.
Transport Policy 7
Adequate on-site provision exceeding requirements.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No future permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces of the dwelling, including all hardsurfacing within the site, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Landscaping scheme
Prior to the occupation of the development hereby permitted, all hard and soft landscaping shall be carried out in strict accordance with the approved details as referenced on the following drawings; P04-D01 RevA, P04-D02, P04-D03, P04-D04 RevA and P04-D05. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Construction Environmental Management Plan
Prior to the commencement of development, including construction and enabling works, a Construction Environmental Management Plan (CEMP) shall be submitted in writing to the Department for approval. The CEMP shall include the following: Precautionary Working Method Statements for common lizards, common frogs, bats and breeding birds. Working methods to ensure that Wildlife Act 1990 Schedule 8 plants are not spread. Measures to be put in place for the protection of the surrounding habitats during construction, including protective fencing and construction exclusion areas. Measures to be taken to prevent water, sediment and pollution runoff from site, including measures to prevent the degradation of the neighbouring Douglas Bay Marine Nature Reserve and measures for the avoidance of light pollution onto surrounding habitats. All works shall be undertaken in full accordance with the approved details.
Preliminary Roost Assessment
Prior to the commencement of development, including demolition, construction and enabling works, a Preliminary Roost Assessment shall be undertaken on building B2 (as referenced within the MWT's Bat Survey Report), to check its suitability for hibernating bats, and the results submitted to the Department in writing for approval. Should the assessment determine that hibernating bats are likely to be present then hibernation surveys will be required, together with further avoidance and mitigation measures. All works must then be undertaken in full accordance with any additional specified avoidance and mitigation measures as agreed by the Department.
Common lizard habitat management plan
Prior to the commencement of development, including construction and enabling works, a common lizard habitat management plan shall be submitted in writing to the Department for approval. This plan shall include a management regime for the lizard habitat management areas and details of how the 4 lizard hibernacula (as shown on the Landscape Masterplan) are to be created. All works must then be undertaken in full accordance with this plan.
Low level lighting plan
No permanent outdoor lighting shall be installed until a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8 on Bats and Artificial Lighting (12th September 2018), has been submitted in writing to the Department for approval. All works must then be undertaken in full accordance with this plan.
Invasive Species Management Plan
Prior to the commencement of development, including construction and enabling works, an Invasive Species Management Plan shall be submitted in writing to the Department for approval. All works must then be undertaken in full accordance with this plan.
Bat and bird box plan
Prior to the commencement of development, including construction and enabling works, a bat and bird box plan, containing details including the location, specifications and timing of installation, of bat and bird boxes that are to be erected on the new buildings, shall be submitted in writing to the Department for approval. All works must then be undertaken in full accordance with this statement.
Glass balustrade details
Prior to the commencement of the development hereby approved, details shall be submitted to, and approved in writing by the Department which set out details of the type of glass or barrier to be used in all glass balustrades. The works shall be carried out in accordance with the approved details and retained thereafter in perpetuity.
Roadside boundary details
Prior to the commencement of the development hereby approved, details shall be submitted to, and approved in writing by the Department a scheme which sets out the roadside boundary details (not timber fencing) along the King Edward Road. This approved scheme shall be completed in full prior to the occupation of the dwelling and retained thereafter.
Non-reflective glazing
Prior to the commencement of the development hereby approved, details shall be submitted to, and approved in writing by the Department a scheme which sets out the non-reflective glazing to all glazing to the eastern elevation of the dwelling. This approved scheme shall be completed in full prior to the occupation of the dwelling and retained thereafter.
Recommend the application be approved, subject to the recommendations requested by the Ecosystems Policy Team.
No objection subject to vehicular access arrangements to accord to Drawing No. GHIM02/P012, with omission of junction warning signs; S109(A) Highway Agreement needed post-consent.
Content with updated landscaping details removing helipad and coastal meadows; suitable ecological assessments provided; request conditions for no net biodiversity loss.
No objection if approved with sufficient tree planting/ecological mitigation plan as condition.
DEFA Ecosystem Policy Officer raised detailed ecological concerns and requested multiple conditions for protected species and habitats, with conditional approval pending updates; other consultees including Highways, Forestry, and Onchan Commissioners raised no objections subject to conditions.
Key concern: Ecological impacts on protected species (common lizards, bats, breeding birds) and semi-natural habitats in unzoned countryside area adjacent to Marine Nature Reserve
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionWe would object to these proposals should any of the above conditions not be secured; No works to take place... until a Construction Environmental Management Plan (CEMP) has been submitted to Planning and approved in writing; The Ecosystem Policy Team can confirm that the Manx Wildlife Trust’s Preliminary Ecological Appraisal Report (PEAR)... are all in order
Conditions requested: Updated landscaping proposals removing reference to coastal meadow areas or helipad submitted prior to determination; Construction Environmental Management Plan (CEMP) submitted and approved including Precautionary Working Method Statements for common lizards, common frogs, bats, breeding birds; methods to prevent spread of Schedule 8 plants; protective fencing and exclusion areas; pollution runoff prevention including to Marine Nature Reserve and light pollution avoidance; Preliminary Roost Assessment on building B2 submitted and approved prior to works; hibernation surveys if bats likely; Common lizard habitat management plan submitted and approved including management regime and details of 4 lizard hibernacula; Sensitive low level lighting plan following Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8 on Bats and Artificial Lighting (12th September 2018); Invasive Species Management Plan submitted and approved; Bat and bird box plan submitted and approved including Chough nest box, two integral bat bricks for Common Pipistrelle and Leisler's Bat; Measures to prevent bird strikes on glass balustrade e.g. etching, ultraviolet coatings or decals
Assistant Tree Officer (DEFA Forestry)
Conditional No Objectionif the application is approved with the provision of a sufficient tree planting/ ecological mitigation plan as a condition, I would have no objection
Conditions requested: Sufficient tree planting/ecological mitigation plan as a condition
Assistant Tree Officer (DEFA Forestry)
No Commentrequest that additional arboricultural information is provided including: an arboricultural impact assessment; tree removal plan; tree protection plan for retained trees; & a detailed mitigation planting plan
Highways Development Control (DOI)
Conditional No ObjectionHighway Services Development Control raises no objection to the proposal, subject to vehicular access arrangements to accord to Drawing No. GHIM02/P012
Conditions requested: Vehicular access arrangements to accord to Drawing No. GHIM02/P012 with omission of junction warning signs to Diagram 506.1; Section 109(A) Highway Agreement post-consent including Road Safety Audit; Surface water drainage proposals agreed by Highways Drainage Team
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following condition
Conditions requested: Subject to the recommendations requested by the Department of Environment, Fisheries and Agriculture Ecosystem Policy Team
Ecosystem Policy Officer (DEFA)
No Objectionthe Ecosystem Policy Team can now confirm that we are content with Ecology Vannin’s Common Lizard Habitat Management Plan dated July 2023, and Ecology Vannin’s Construction Environmental Management Plan dated July 2023
Ecosystem Policy Officer (DEFA)
No Commentwe don’t yet believe that enough information has been provided with this application for us to be able to comment appropriately
Conditions requested: Survey reports submitted prior to determination
