28 August 2015 · Planning Committee
Former Howstrake Holiday Camp, King Edward Road, Onchan, Isle Of Man, IM3 2jp
The proposal seeks approval in principle for a single-storey dwelling integrated into the hillside topography using contemporary design, dark materials, sedum roofing, and extensive landscaping on the derelict former Howstrake Holiday Camp site.
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The site is previously developed land with significant redundant derelict buildings from the former holiday camp, which adversely impact visual amenities particularly from King Edward Road, as acknowl…
General Policy 3
Prohibits development outside zoned areas except on previously developed land where redundant buildings exist and redevelopment reduces landscape impact while improving the environment. Officer found site qualifies due to derelict holiday camp remnants; indicative single-storey design within existing built area would demolish unsightly structures and integrate via topography, materials, and landscaping, resulting in net visual and environmental gain.
Policy O/RES/P/22 (Onchan Local Plan)
Presumption against new dwellings outside residential areas, especially rural countryside of high landscape value. Overridden by GP3(c) exception for this previously developed site.
Policy O/NC/P/2
Presumption against development adversely impacting ecological interest areas. Surveys showed no significant habitats or species; conditions require further checks and protections.
Environment Policy 1
Protects countryside unless overriding need; development must not adversely affect it without alternatives. Net improvement from dereliction justified approval.
Environment Policy 4
Protects species/habitats of local importance. No evidence of protected species found; precautionary conditions applied.
Housing Policy 4
New housing only in exceptional countryside circumstances like redundant rural buildings. Site not rural building conversion but justified via 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 application 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.
Approval of reserved matters
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 and 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 05/06/15 (or subsequent drawing approved by the Planning Authority) shall be constructed and remain free from obstruction thereafter.
Stop up existing accesses
Prior to any works commencing on site all existing vehicle accesses shall be permanently stopped up.
Parking and turning areas
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 avoiding formal gardens
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 from land and sea
The application for Reserved Matters must include a visual impact assessment, not only from the land, but also as viewed from the sea.
recommend approval subject to conditions requiring single storey construction and visually sympathetic proposals
do not oppose subject to conditions on access, visibility splays, stopping up existing accesses, and parking
cautious welcome to sensitive approach, no immediate concerns, support precautionary measures for protected species and informal landscaping, request photographic survey
no comments on merits, request informative note
DEFA Biodiversity raises concerns about lizards, birds, and protected species requiring further surveys and protection plans; Manx National Heritage cautiously welcomes the proposal with support for precautionary measures; Onchan District Commissioners support approval with condi…
Key concern: lizard breeding colony present requiring fuller assessment and protection plans
DEFA Biodiversity
ObjectionA fuller assessment of the lizards, on site and along the roadside, is necessary, with plans to cater for their ongoing protection on the site.; I don't accept that they are absent from the site.; Lizards are a Schedule 5 species, with protection, along with their places of shelter and protection. I expect that a plan will be required to cater for lizards in any development on this site.
Conditions requested: fuller assessment of lizards on site and along roadside with plans for ongoing protection; plan required to cater for lizards in any development; plans for aerial access to consider bird strike risk with appropriate approach routes and heights
Manx National Heritage
Conditional No ObjectionManx National Heritage extends a cautious welcome to the more sensitive approach adopted by the applicant; MNH supports this view [precautionary approach for protected species]; design, scale, and massing of the proposed development will be important considerations
Conditions requested: precautionary approach for site clearance to identify/protect species like bats and nesting birds; opportunity before development to carry out walk-over site survey to record/photograph existing structures
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following condition; Approval subject to conditions requiring the submission for full planning permission be limited to single storey construction taking into consideration the topography of the site, and that the proposals are visually sympathetic to the location.
Conditions requested: submission for full planning permission be limited to single storey construction taking into consideration the topography of the site; proposals are visually sympathetic to the location
Manx Utilities
No ObjectionThere are underground cables/overhead lines present in the area indicated in your planning application.; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.; Manx Utilities will not accept liability for any costs incurred for this work.
Conditions requested: contact Network Operations Department (t: 687687) to discuss working practices around cables and overhead lines which may be required to be diverted; contact for Electrical Site Safety 5 documents (t: 687766) before work; contact M.E.A. Planning Department (Tel. 687698) to discuss electricity supply
