16 March 2022 · Head of Development Management (Stephen Butler)
Former Howstrake Holiday Camp, King Edward Road, Onchan, Isle Of Man, IM3 2jp
The application seeks to vary condition 2 of previous approval PA 19/01061/B (itself a variation of earlier approvals stemming from PA 15/00636/A), extending the time limit for submitting reserved matters for an approval in principle for one dwelling from 27 November 2021 by another two years.
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The officer concluded that 'it has been previously assessed that the development proposed for a single dwelling only is acceptable without causing undue harm to local residential amenity and also with…
General Policy 3
Prohibits development outside zoned areas except exceptions including (c) previously developed land with significant redundant buildings where redevelopment reduces current landscape/environmental impact and proposed development improves it. Site qualifies as former holiday camp (ceased 1973) with derelict buildings (largest 47m x 7m), pool, hardstandings visible from King Edward Road; single dwelling in minimum area using topography/contemporary design reduces visual impact vs current dereliction. Key to approval despite countryside location.
Environment Policy 1
Protects countryside/ecology unless overriding national need. Assessed compatible via GP3(c); no overriding need but prior judgment site redevelopment improves not harms; conditions secure ecology/tree surveys.
Environment Policy 4
Protects species/habitats of international/national/local importance. 2009 refusal cited ecological interest but current supported by 2015 survey (no significant habitats, low lizard/bat/bird risk); DEFA noted out-of-date so condition requires updated survey at reserved matters.
Housing Policy 4
New housing in countryside only in exceptional cases (agricultural, conversions, replacements). Does not qualify directly but accepted via GP3(c) exception as previously developed land.
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. Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019
Time limit for reserved matters
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. Reason: To avoid the accumulation of unimplemented planning approvals.
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. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
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. 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. Reason: in order to preserve the visual amenities of the area.
Single storey within 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. The applicant is strongly recommended to discuss any Reserved Matters application with the Planning Directorate prior to submission. REASON: in order for the dwelling to fit comfortably and unobtrusively into the landscape, it is important that it is a low lying development utilising the topography of the site to reduce the height and mass of any dwelling.
Access and visibility splays
Prior to any works commencing on site the access and visibility splays on drawing no 28538-2001-03 rev A (or subsequent drawing approved by the Planning Authority) shall be constructed and remain free from obstruction thereafter. Reason: In the interests of Highway Safety
Block existing accesses
Prior to any works commencing on site all existing vehicle accesses shall be permanently blocked up. Reason: In the interests of Highway Safety
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. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
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. The applicant is advised to consider the Planning Directorates advice leaflet on historic building photographic surveys. Reason: In order to retain a record of the site in the interests of local history.
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. Reason: In the interest of visual amenity and ecological value.
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. Reason: In the interest of visual amenity.
Updated 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. The applicants are recommended to discuss such survey with the Senior Biodiversity Officer of Department Environment, Food and Agricultures. Reason: To provide adequate safeguards for the ecological species existing on the site.
No approval for extra features
For the avoidance of doubt no approval is hereby given for the indicative layout of the dwelling, a helicopter landing pad or ancillary guest accommodation as shown on drawing GHIM02/P001 or any office use (Class 1.2 or 2.1). Reason: The application seeks approval for a single dwelling and the proposed features have not been considered. Further no detailed plans have been provided of these to fully consider.
recommend approval, subject to satisfactory preliminary ecology appraisal. No further extensions supported.
no further comment, prior response on 16.12.2021 remains valid (no objection subject to conditions)
DEFA Biodiversity objects due to outdated ecological survey and requests a new Preliminary Ecological Appraisal prior to determination; DOI Highways do not oppose; Onchan District Commissioners recommend approval subject to satisfactory PEA.
Key concern: Outdated 2015 ecological survey invalid per CIEEM guidelines requiring new Preliminary Ecological Appraisal and potential lizard surveys prior to determination
DEFA Biodiversity
ObjectionThe Ecosystem Policy Team consider that the original ecological report is out of date and a new assessment is required.; Viviparous lizards are listed on Schedule 5 of the Wildlife Act 1990 and are protected from being intentionally or recklessly killed, injured or removed from the wild, in addition they are protected from disturbance and it is an offence to damage or destroy their place of shelter.; The presence or absence of protected species... should be established before planning permission is granted; otherwise all material considerations might not have been considered in making the decision.
Conditions requested: Preliminary Ecological Appraisal (PEA) adhering to CIEEM (2017) Guidelines for Preliminary Ecological Appraisal (2nd edition) to be undertaken by suitably qualified ecological consultancy and provided prior to determination; If PEA identifies ecological important features or protected species, additional surveys and mitigation plan for protection, compensation and avoidance measures to be submitted for written approval prior to determination; Detailed viviparous lizard surveys required based on previous evidence, biological records and aerial photographs; Survey reports submitted prior to determination per BS 42020:2013 Section 9.2.4
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network functionality and /or parking
Conditions requested: Repeat of conditions 6, 7 and 8 of PA19/01061/B and substituting the updated drawing number; Applicant advised to consider cycle parking; Highway Agreement and Licences may be necessary for works in and use of the highway
Department of Infrastructure (DOI) Highways Division
No Objectionmakes no further comment on this proposal. The response on 16 December 2021 remains valid.
Department of Infrastructure (DOI) Highways Division
No Objectioncontinues to not oppose this proposal and as per comments made on 16 December 2021.
Onchan District Commissioners
Conditional No ObjectionThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following condition: 'Subject to a satisfactory preliminary ecological appraisal.'
Conditions requested: Subject to a satisfactory preliminary ecological appraisal
