14 August 2009 · Planning Committee
Former Howstrake Holiday Camp, King Edward Road, Onchan, Isle Of Man, IM3 2jp
The proposal was for approval in principle to erect a single detached dwelling on a parcel of land at the former Howstrake Holiday Camp site on King Edward Road, Onchan, which contains derelict remnants of the old holiday camp.
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The officer assessed the site against the Onchan Local Plan 2000, which designates it as open space and ecological interest (Area 5), with Policy O/RES/P/22 presuming against new dwellings outside res…
Policy O/RES/P/22 (Onchan Local Plan)
Prohibits new dwellings outside residential zones, especially rural areas of high landscape value. Officer found direct conflict as site is open space, not zoned residential, with presumption against development reinforced by local plan history.
Policy O/NC/P/2
Presumption against development adversely affecting ecological interest areas. Site designated ecological interest/semi-natural vegetation; development would harm this, contravening policy.
General Policy 3
Prohibits development outside zoned areas unless one of 8 exceptions met (e.g. agricultural housing, conversions, replacements). Proposal did not qualify despite prior dereliction, as no landscape improvement or other exception applied.
Environment Policy 1
Protects countryside/ecology absent overriding national need. Site in countryside; no overriding need or alternative demonstrated.
Environment Policy 4
Prohibits development adversely affecting local habitats, wildlife corridors, priority species. Site has semi-natural habitats, common lizards nearby, acts as coastal wildlife corridor; consultee confirmed contravention of 4c.
Housing Policy 4
Restricts countryside housing to 3 exceptions (agricultural, conversions, replacements). New dwelling did not meet any.
Interest expressed
Interest expressed; potential policy conflict noted
Multiple statutory consultees and local bodies objected to or deferred approval of planning application 09/01041/A for a detached dwelling at former Howstrake Holiday Camp due to conflicts with local plan zoning, ecological concerns, visual impacts, and inadequate highway details.
Key concern: land is not zoned for development per Onchan Local Plan
Manx National Heritage
ObjectionStrategic Plan General Policy 3 states that development will not be permitted outside areas which are zoned for development.; The dwelling proposed is quite substantial and would stand out against the well vegetated coastal slope.
Wildlife and Conservation Division
ObjectionCommon lizards are listed as a scheduled species under the 1990 Wildlife Act.; it would be better for the flora and fauna if the area was maintained as a coastal, semi-natural habitat.
Conditions requested: detailed lizard survey is carried out on the proposed development site before a decision is made
Department of Transport Highways Division
No CommentSplays shall be kept clear of any object, vegetation, or other obstructions of a height exceeding 1.05m above the land of the adjacent carriageway
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.
Conditions requested: condition of planning be that the applicant must contact the Authority
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED for the following reasons:- "The land is not zoned for development."
Precedent Value
No precedent set due to withdrawal; highlights challenges of developing brownfield sites designated as open space/ecological areas after failed prior permissions, with strong policy protection under Onchan Local Plan and Strategic Plan 2007. Future applicants should address ecology surveys, highways, and zoning strictly before appeal.
