13 September 2022 · Planning Committee
Marine Biological Station, Breakwater Road, Port Erin, Isle Of Man, IM9 6ja
The proposal involves demolishing derelict buildings on a prominent coastal site and constructing four blocks (A-D) up to 8 storeys high (27.6m ridge height for Block B) finished in render, stone plinths, metal roofs and aluminium windows, providing 9416sqm residential floorspace (66 units total), 427sqm exhibition, 16…
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Committee rejected officer's refusal recommendation despite acknowledged visual/landscape harms from scale/massing/design, Development Brief 22 non-compliance (no reuse of existing buildings, resident…
General Policy 2
Requires accordance with Area Plan design brief (failed per officer: parts a/b/g); respects site/surroundings in siting/layout/scale (officer: unbalanced, disrupts rhythm); no adverse landscape/townscape (failed); adequate parking/access (satisfied); safety incl. rock fall (partial, concerns remain). Officer assessed non-compliant on design/landscape/safety; committee overruled balancing regen benefits.
Strategic Policy 4
Protect landscape quality esp. adjacent ASSI/Wildlife Sites (failed per officer: diminishes vegetated backdrop); no unacceptable pollution/disturbance (partial: ecology/drainage conditioned). Tension: scenic coastal value vs. regen/public interest.
Spatial Policy 5
New development makes positive environmental contribution via Design Statement analysing context (officer: unbalanced, poor site analysis, fails local character).
Development Brief 22 (Area Plan South)
Site for marine tourist/leisure (incl. assoc. accom.) + residential element (proposal residential-dominant); prefer reuse existing buildings (demolition); design reflect conspicuous views/CA character (failed); cliff access/drainage (addressed); ecology sensitive (conditioned); traffic assessment (satisfied). Officer: fails 2/4/6 + parts 1; committee accepted mix via aparthotel.
Landscape Proposal 10 (Area Plan South)
Very limited development at former station to avoid harming unspoilt Meayll Peninsula character/backdrop to Port Erin (proposal not 'limited').
Recreation Policy 3
POS for 10+ dwellings per Appendix 6 (proposal uses existing leased areas + £20k play commuted sum; officer: fails as not new provision).
Environment Policy 4
No adverse effect on local habitats/species/Wildlife Sites (Meayll Coast Wildlife Site adjacent; cliff grassland/orchids/birds/bats; conditioned monitoring/mitigation).
Standard 4 years
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved Development
This approval relates to erection of: the construction of multi-use buildings... and shall be carried out in accordance with the drawings and other documents listed...
Block A
Block A shall be carried out in accordance with the revised plans [specific drawings listed].
Strategic Views and Appearance
There must not be any building... which will involve increasing the height of the building above what is shown...
Phasing plan
No works... unless a Phasing Plan... submitted... [delivery of commercial prior to residential etc.]
Demolition (inc protection of rock face)
No development... until a dust, noise vibration management plan... arrangements for protection... of the rock face... Any rock face protection shall not include netting.
Rock face
There shall be no netting of the rock face for any purpose.
Drainage provision (Linear Drain/Surface/Foul Water)
Details of drainage strategies... no discharge to sea/use of overflows/CSOs... to protect Marine Nature Reserve.
Aparthotels
Used solely as serviced apartments... max 28 days Apr-Sep... management plan/register.
Birds/Biodiversity (CEMP/Monitoring/EDS/Lighting)
CEMP... biodiversity monitoring/mitigation strategy for Fulmars/Herring Gulls (5yrs)... Ecological Design Strategy... Lighting Design Strategy for Biodiversity.
Grampian off-site highways
No occupation until off-site highway works implemented.
Support application (multiple dates)
No opposition subject to conditions on accesses/parking/off-site works
No objection
Aparthotel aligns with Hotel Futures Study/Visit IOM ambitions
Supports regeneration, jobs, footfall, replaces eyesore
DEFA Ecosystem Policy Team and Fisheries Division raised detailed ecological objections regarding fulmar and herring gull nesting sites, proximity to Port Erin Bay Marine Nature Reserve, and requested extensive monitoring, mitigation conditions, and revised drainage; later withdr…
Key concern: impacts on red-listed fulmar/herring gull nesting and Port Erin Bay MNR from proximity, drainage pollution, lack of proven mitigation/monitoring
DEFA Ecosystem Policy Team and Fisheries Division
ObjectionWhilst we are not unsupportive of the re-development of this derelict site, there are a number of ecological issues that need resolving prior to determination; in summary, although the Ecosystem Policy and Fisheries Divisions do not in principle object to the development... due to issues in regard to the proximity to the Marine Nature Reserve and breeding populations of fulmar and herring gull, there are objections to the plans as currently presented; The Environment Directorate maintains its objection to the proposed development in its current form
Conditions requested: 5-year fulmar monitoring/aftercare programme by qualified ecologist prior to works; 5-year herring gull monitoring/aftercare programme; Sensitive lighting plan with baffles/screens; Detailed bird nest box/ledge plans; No cats in apartments; Updated planting plans removing Montbretia/Schedule 8 species; Seaward flood risk/wave overtopping assessment; CEMP with method statements for protected species/MNR; ECoW for construction; Bat survey/re-assessment prior to demolition
DEFA Ecosystem Policy Team and Fisheries Division
Objectionmaintains its objection to the proposed development in its current form
Conditions requested: Fulmar/herring gull/MNR 5-year monitoring strategies with remediation; Block A as per revised drawings P03/P04; No cats condition; CEMP/ECoW; Bat/house sparrow/swift/chough nest boxes; Sensitive lighting plan; No cliff netting or cliff stability strategy excluding netting; No sea outfall for foul/surface water
DEFA Ecosystem Policy Team and Fisheries Division
Conditional No Objectionhave determined to withdraw their objection on the grounds of nesting fulmar, but only on the basis that conditions are secured; Should all of the above conditions be secured on approval then the Fisheries Directorate and Ecosystem Policy Team would remove their objection
Conditions requested: Block A per Street Elevations P04/Block A Elevations P03 01/02/22; Fulmar/herring gull/MNR monitoring/mitigation strategies pre-works; CEMP/ECoW; Ecological design strategy (bat/nest boxes/bird strike/cliff wall/bothy); Sensitive lighting plan; No sea foul/surface outfalls, revised drainage strategy; No cliff netting/cliff stability strategy; Landscape/planting per Rev A/B plans
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe additional information and amendments do not raise any significant highway safety or network functionality issues, allowing Highways DC to continue to not oppose this proposal subject to conditions
Conditions requested: Accesses/internal circulation/bicycle/car parking per specified drawings; Off-site highway works (kerb/footway/carriageway) prior to occupation
Manx Utilities Authority Drainage
No Commentthe disposal of any of the surface water... into the combined public sewer will not be permitted under any circumstances
Conditions requested: Recent drainage proposals confirming surface water to sea/non-return valve
