29 January 2025 · Planning Committee (delegated to officer post-S13 agreement), Presenting Officer Chris Balmer
New House, Ocean Castle Drive, Promenade, Port Erin, Isle Of Man, IM9 6lu
The proposal involves demolishing Hill House and building a new detached apartment block over basement to penthouse levels (5-7 storeys) containing 38 apartments (mix of 1-4 bedrooms), 57 car parking spaces (34 basement, 23 surface), 75 cycle spaces, bin storage, and external landscaping including a 224sqm rear garden.…
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The officer considered the site a designated brownfield with detrimental visual impact in a 'Predominately Residential' area under Area Plan for the South, suitable for residential redevelopment per S…
Strategic Policy 1
Requires efficient use of land/resources including brownfield sites. Officer assessed site as designated brownfield/unoccupied urban site with detrimental visual impact, suitable for residential redevelopment ahead of greenfield.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for development in towns/villages like Port Erin service centre. Proposal complies as sustainable location near shops, transport, meeting housing needs.
Strategic Policy 3 - To respect the character of our towns and villages
Respect character of towns/villages. Design/scale matches stepped Promenade apartments (e.g. Royal Shore heights 14.9-21.6m vs proposed 17.7-21.8m), positive visual improvement.
General Policy 2
General development considerations including amenity, highways, design. Balanced impacts: minor overlooking acceptable in dense urban context with precedents; no significant amenity/highway harm.
Environment Policy 4
Wildlife conservation. Conditions for bird strike prevention, swift bricks due to nearby nests; no protected species impacts.
Environment Policy 43
Support regeneration of run-down urban areas. Directly applies to brownfield gap site.
Housing Policy 5
25% affordable housing for 8+ units. Commuted sum £442k via S13 agreement accepted in lieu.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Bird strike prevention
Prior to occupation of any apartment and notwithstanding the details shown on the approved plans, all glass balustrades/balconies shall be installed with measures to prevent bird strikes to be either etchings on the glass or use of ultraviolet decals, and thereafter retained.
Swift nest bricks
Prior to the commencement of development a detailed plan showing the number and location of at least 3 integrated swifts nest bricks to be built high up on the north east elevation of the new building shall be submitted in writing to the Department for approval and this approved scheme shall be fully implemented prior to the occupation of any apartment and retained thereafter.
Parking allocation
At least one parking space as shown on drawings 008 REV A and 100 REV A shall be allocated to each apartment within the apartment building hereby approved and retained thereafter for the parking of vehicles.
Cycle parking
The development hereby approved shall not be occupied until the cycle parking areas (75 spaces) have been provided in accordance with the approved drawing 100 REV A.
Materials approval
No above basement 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, including roofs, have been submitted to and approved in writing by the Planning Authority. The development shall not be carried out unless strictly in accordance with the approved details.
Bin storage
The development hereby approved shall not be occupied until the bin storage area has been provided in accordance with the approved drawing 100 REV A. Such area shall not be used for any purpose other than bin storage associated with the development and shall remain free of obstruction for such use at all times.
Visibility splays
The development hereby approved shall not be occupied until the visibility splays as shown on Drawing 006 (onto the Promenade) shall be provided/retained and maintained at all times free from any obstruction at height not exceeding 1.05m above the level of the adjacent highway carriageway.
Soft landscaping
Prior to the commencement of above basement works full details of soft landscaping works shall be submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size, maximum height growth and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of any apartment, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Hard landscaping
Prior to the commencement of above basement works full details of hard landscaping works shall be submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the hard landscaping surfaces shall include colours, textures and manufacturers' details of the proposed materials. The development shall be undertaken in full accordance with these approved details prior to first occupation of the development hereby approved.
Support with conditions; disappointed no 25% affordable housing on-site but expect commuted sum via S13 to improve public housing
No objection subject to conditions on accesses, parking, visibility splays; revisions addressed all concerns including splays, accessibility audit, undercroft width
No objection; support commuted sum in lieu of 25% affordable housing via S13
No objection subject to conditions on bird strikes, swift bricks, CEMP for invasives/MNR, updated soft landscaping
Satisfied after applicant responses on lighting, access control, CCTV
No concerns regarding flood risk
No issues with foul/surface water discharge; no flood risk
Highways requests additional information on visibility splays, accessibility audit, parking, and footways; DEFA Registered Buildings Officer raises no objection but concerns on design and finishes with condition requested; Ecosystem Policy Officer supports swift bricks but reques…
Key concern: visibility splays inadequate at Rowany Villas and Ocean Castle Drive junctions
HIGHWAYS DEVELOPMENT CONTROL
Conditional No Objection"Recommendation: Request additional information / revisions."; "visibility splays have been provided from Rowany Villas onto The Promenade from a 2.4m setback... the extent of the splay in the south direction will also need to be provided"; "a dedicated accessibility audit has not been provided, as required by Manual for Manx Roads"
Conditions requested: Revisions to visibility splays drawing to show full extent from Rowany Villas and Ocean Castle Drive in both directions; Pedestrian visibility splays of 2m x 2m from undercroft access; Submission of Accessibility Audit as per Appendix E of MfMR; Consideration of increase in undercroft parking access width; Provision of double yellow line parking restrictions adjacent to Rowany Villas access; Consideration of motorcycle parking bays; Revisions to bin store doors to open inwards; Clarification of Promenade side pedestrian access; Pedestrian opening through dividing wall between rear parking areas; Revisions showing footways meeting 2m width
DEFA Assistant Registered Buildings Officer
Conditional No Objection"no objection is raised from a building conservation point of view. However, concerns are raised regarding the design, finishes and western frontage"; "this proposal fails to respect its site and surroundings in terms of its form, design, and the landscaping"
Conditions requested: Prior to commencing works on wall and roof finishes, details of Manx stone cladding and Standing seam effect roofing to be submitted and approved in writing
DEFA Ecosystem Policy Officer
Conditional No Objection"we would encourage the applicant to install more [swift bricks] if possible"; "No works to commence unless a Construction Environmental Management Plan (CEMP) has been submitted"
Conditions requested: Plan detailing bird strike prevention measures on clear glass balustrades (etching, UV coatings, decals); Plan showing number and location of at least 3 swift nest bricks high on northeast elevation; Construction Environmental Management Plan (CEMP) for invasive plant containment and MNR protection (spill kits, runoff prevention, biodegradable oils, waste management); Updated soft landscaping plan with shade-tolerant species of wildlife benefit, no invasives
IOM Constabulary Design Out Crime Officer
No ObjectionI’m satisfied that my questions have been answered.
DOI Flood Risk Management
No CommentWe have no comment on this application there are no concerns regarding flood risk.
