27 November 2019 · Planning Committee
Former Howstrake Holiday Camp, King Edward Road, Onchan, Isle Of Man, IM3 2jp
The site is the former Howstrake Holiday Camp on King Edward Road, Onchan, a derelict brownfield area designated as open space and ecological interest under the Onchan Local Plan, with remnants of old buildings, pools and hardstanding.
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The principal issue was whether material changes in planning terms had occurred since the last approval of PA 17/00910/B in 2017; the officer concluded none had, as the Onchan Local Plan and Isle of M…
General Policy 3
Prohibits development outside zoned areas except on previously developed land where redundant, redevelopment reduces current landscape impact, and proposed development improves it. Officer assessed site qualifies as previously developed (derelict holiday camp buildings since 1973), current state harms visual amenities from King Edward Road, and single low-lying dwelling within existing built area would improve site via demolition and integration, tipping balance despite countryside presumption.
Environment Policy 1
Protects countryside from adverse effects unless overriding need. Site in countryside/open space; officer noted tension but justified via GP3(c) as improvements outweigh harm, with conditions for ecology/visual mitigation.
Environment Policy 4
Protects species/habitats of importance. 2015 ecological survey found no significant species (bats, owls, lizards precautionary); DEFA noted potential lizards but single dwelling acceptable with reserved matters survey condition.
Housing Policy 4
New housing in countryside only in exceptional cases. Does not fit agriculture/conversion/replacement; relies on GP3(c) exception for previously developed land.
Policy O/RES/P/22 (Onchan Local Plan)
No new dwellings outside residential areas, especially rural/high landscape value. Site unzoned; proposal contrary but approved via strategic exception.
Policy O/NC/P/2
Presumption against development harming ecological interest. Site designated; survey showed low value, acceptable with mitigations.
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 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. Note: the applicant should liaise with the Forestry Directorate, Department of the Environment, Food & Agriculture in the preparation of this document and observe the principles of BS 5837.
Single storey within minimum 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. The applicant is strongly recommended to discuss any Reserved Matters application with the Planning Directorate prior to submission.
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
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
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.
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
Onchan District Commissioners recommend approval subject to no further extensions being granted, while Highways has no objection as the variation does not relate to highways.
Onchan District Commissioners
Conditional No ObjectionThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following condition:- "Subject to no further extensions being granted."
Conditions requested: Subject to no further extensions being granted.
Highway Services Division
No ObjectionThe proposal is to remove a condition that does not relate to highways, therefore no objection.; Recommendation: DNO.
