Officer Planning Report

Officer's Report

Application No.:	11/00705/B
Applicant:	Mr Steve Bradshaw
Proposal:	Re-development of site as a marine recreational facility comprising berths for small boats, hotel, restaurant, shop and managers apartment
Site Address:	Traie Meanagh Pool
Traie Meanagh Drive
Port Erin
Isle Of Man
IM9 6LL

Case Officer :	Miss Jennifer Chance
Photo Taken :	21.06.2011
Site Visit :	21.06.2011
Expected Decision Level :	Planning Committee

THE APPLICATION IS FOR DETERMINATION BY COMMITTEE DUE TO THE NATURE OF THE PROPOSAL AND THE NUMBER OF INTERESTED PARTIES

The Site

1. The site represents the curtilage of a derelict former open air swimming pool site, situated immediately below Traie Meanagh Drive, to the south of the upper Promenade in Port Erin. The site does not include any of the land outside of the swimming pool site - notably none of the footpaths which lead to and past the site from and at a higher level. These appear to be in private ownership although are accessible to the general public. The pool was constructed in the 1890s and closed in 1981 after which time a fish farm operated from the site until 1990.

1. The site comprises a concrete pool structure in various stages of dereliction and decay, set within the natural rock face of the hillside.

1. Access to the site is only from the sea or from the footpath network which winds around the headland between Bradda Glen and the brooghs opposite the hotels on the upper promenade. The footpaths are winding and undulating and are generally narrow and finished in concrete: the footpath directly from Traie Meanagh Drive down to the site stops before descending down to the site, closed off and appears overgrown. The footpaths are all unlit.

1. The site can be seen from the footpaths above and from a longer view from Bradda Head and Bradda Glen.

Planning Status

1. The site lies within an area designated on the 1990 Port Erin Local Plan as "Fish Farm". On the draft Southern Area Plan the site lies within an area of land not designated for development and outwith the settlement boundary of the village. However, a representation was made to the draft plan suggesting that the site be zoned for tourist purposes. The Division recommended a change to the Plan by the insertion of the following text 'The general appearance of the former open air swimming pool would be greatly improved by the clearance of unsightly and redundant fabric or through a sympathetic re-use of the site taking into consideration the constraints including its visual prominence and any impact on the surrounding wildlife site.' The Inquiry closed on 5 January. The Inspector's report has now been received and he has concurred with the Department's suggested change.

1. The site is included on the Landscape Character Assessment as part of the "urban" designation given to Port Erin village and not given a landscape classification.

The Proposal

1. Proposed is the reclamation and development of the site as a facility for the berthing of small boats, a restaurant and shop, accommodation in the form of eighteen small bedrooms with bathrooms and a communal lounge and a manager's apartment on the second floor.

1. The application was accompanied by a Design and Planning Statement, an Environmental and Energy Impact Statement; a Transport Statement; and subsequently a survey of protected species 'the Common Lizard' was submitted.

1. The site does not include the public highway of Traie Meanagh Drive but there is on the proposed site plan, an area where it is suggested that the area should be kept clear for emergency vehicles - adjacent to the pedestrian access down towards the site, and also suggested parking restrictions on almost all of Traie Meanagh Drive, both sides other than a small parking area at the bottom of the southern arm.

1. The site will be built upon with planted, flat roofed structures clad in metal sheet and timber cladding and large expanses of glazing, stainless steel railings and balustrades. The buildings will be a maximum of three storeys high - 9.5m at its tallest, above the top of the existing concrete edge of the pool. The bottom of Traie Meanagh Drive, by comparison is 15m above the top of the highest part of the proposed building. The former swimming pool will be flooded to form a marina and the plans show that eleven berths for small RIBs (rigid inflatable boats) could be provided. A timber platform will be provided around the eastern edge of the pool on which will be built a shop - 36 sq. m with associated store room, staff room kitchen with a cafe on the first floor with inside and outside seating. Alongside in a separate building are to be a reception area with nine units of accommodation - each providing a bedroom and en-suite bathroom. On the first floor there are to be a further nine one-bedroom units and a communal lounge and on the second floor a self contained unit - two bedrooms, two bathrooms, utility, lounge and kitchen. The lowest level of the buildings has been set above the flood level advised by the Water and Sewage Authority

1. The cafe will accommodate nine tables outside, each accommodating up to four people at a time, and ten tables inside - a maximum of seventy six persons if every table were fully occupied.

1. The supporting statement describes how the development will "mainly" be accessed and serviced from the water, via a water taxi operating from the Raglan Pier. All demolition material will be used on site and whilst a concrete retaining wall will be built within the basin, the applicant is aware of potential siltation impact within the water. It is estimated that the construction process will take six months.

1. Craft will be able to enter the basin via an existing channel in the rocks and this would be approximately two hours before and after low water during the Spring tide - approximately 16 hours a day - and for longer periods in other tides. When the basin is not accessible, pedestrians can still climb up to the basin side from their boats via a ladder on the outer face of the wall.

1. The Statement refers to Strategic Policy 1, Strategic Policy 8, General Policy 2, Environment Policies 1, 2, 4, 5, 10, 11, 22, 24, 40, 43, Infrastructure Policy 1, Business Policies 11, 15, Community Policy 10, the recommendations in the Recreation section, Transport Policies 1, 7, 8 and 15 and Energy Policy 5.

1. Foul sewage from the site will be pumped up to the existing drain in Traie Meanagh Drive and surface water discharged directly into the sea.