28 September 2005 · Committee
The Smithy, East Quay, Peel, Isle Of Man, IM5 1ar
Permission was granted for a mixed-use redevelopment at Quirks Coal Yard and adjoining sites on East Quay, Peel. The proposal involved demolishing the coal yard and smithy buildings, removing a rear extension and garage at Harbour View, and refurbishing Viking House and Harbour View, alongside new buildings to create 25 apartments and 3 commercial units with associated parking and access. The site comprises five parcels of land to the east of East Quay and alongside St. Peter's Lane. The officer report noted that while the quay's appearance would change considerably — particularly through the transformation of the coal yard building into a taller structure — the additional height of the new buildings was not considered out of keeping with the streetscene. The application was recommended for approval by the case officer and was decided by the Planning Committee, which formally approved it on 28 September 2005.
The Planning Committee approved the application. The officer report noted that the additional height of the new buildings was not out of keeping with the existing streetscene, supporting the view that the development was acceptable in its context. The formal decision record lists 8 conditions.
IMPROVED MAINTENANCE OR REFURBISHMENT OF THE UPPER LEVELS WILL BE ENCOURAGED
ites are areas of open land, in a rural area, on either side of the A25 at Oak Hill. They are both owned by Mr and Mrs C Atkinson. Site BH016, on the south side of the road, has an area of about 2.4ha. Its allocation was sought for development with a single dwelling. Site BH017, on the north side of the road, has an area of about 15ha. Its allocation was sought for the development of five dwellings. 444 My attention was drawn to Section 8.8 of the Strategic Plan, which concerns the possibility of adding to existing groups of houses in the countryside. I deal with that matter in paragraphs 237 to 240 above. 445 Strategic Policy 2 of the Strategic Plan states that new development will be located primarily within existing towns or villages, or, where appropriate, in sustainable extensions to those settlements. Development in the countryside will be permitted only in defined exceptional circumstances, none of which appear to apply in either of the present cases. In my view, the proposed allocation of Sites BH016 and BH017 would be contrary to this Strategic Plan policy, as they are neither in an existing settlement, nor in a sustainable extension to such a settlement. Development on either of these sites would detract from the rural character of this area. Prospective residents would have to travel some distance for a range of everyday activities, and would probably be heavily reliant on car transport, contrary to Strategic Policy 10 of the Strategic Plan. Accordingly, I recommend that no action be taken in response to these objections. Site BH021 - Ballaveare Farm, Old Castletown Road, Port Soderick 446 This undeveloped site of about 1.15ha is zoned as open space (agricultural) in the Braddan Local Plan 1991. It is not within, or close to, any of the settlements listed in Spatial Policies 1 to 4 of the Strategic Plan. However, it is within a loose knit scatter of sporadic residential development along Old Castletown Road. I note that in the past, planning approvals have been granted for the replacement of dwellings in this area with larger residential buildings. The objector, Mrs G Kingston, sought the allocation of Site BH021 for residential development, citing Section 8.8 of the Strategic Plan, which deals with 'Groups of Houses in the Countryside'. 447 The draft Area Plan identifies no 'Groups of Houses in the Countryside' in which additional housing is proposed, and I set out my general conclusions and recommendation with regard to this matter in paragraphs 237 to 240 above. Strategic Policy 2, Spatial Policy 5 and Housing Policy 4 of the Strategic Plan each state that new housing will be permitted in the countryside only in specified exceptional circumstances, none of which apply to Site BH021. I consider this site to be in the countryside. Accordingly, I do not support its allocation for residential development. I recommend that no action be taken in response to this objection. Site BH022 - Colooney's Road, Braddan 448 Site BH022 is an undeveloped area of about 1.7ha, lying to the west of the junction between Cooil Road and Colooney's Road. There is an existing dwelling, 'Glebe Cottage', immediately to the west of this crossroads. On its south-eastern side, the site has a frontage to Colooney's Road. On the opposite side of Colooney's Road, there are two or three residential properties, and then open fields. To the south-west and north-west the site abuts open countryside. To the north-east, it has a frontage to the A24, beyond which is open countryside. The site is outside the Existing Settlement Boundary of Douglas as shown in the draft Area Plan. 449 The promoters of this site, Ellis Brown, revised their original proposal and sought the allocation of plots for three dwellings, along part of the site's frontage to Colooney's Road, adjacent to 'Glebe Cottage'; and the extension of the settlement boundary to include these plots. They pointed out that residential development here would be close to public transport services; and would benefit from easy access, on foot of by bicycle, to the neighbouring employment areas in the Cooil Road and Nunnery corridors. It would also offer good access to Douglas, without the need to negotiate the congested Quarterbridge junction. It would be on the fringes of the existing Active Travel Zone, and would be within any future such zone, based on the Cooil Road employment area. Allocation of this site would provide an opportunity for the development of three individual, one-off houses, thereby adding to the choice of housing available. 450 These are cogent arguments. However, Site BH022 is in a rural area, and is not contiguous with the existing boundary of any settlement. Its development would consolidate a cluster of isolated buildings, rather than constitute the extension of an existing urban area. Strategic Policy 2 of the Strategic Plan states that new development will be located primarily within existing settlements, or in sustainable urban extensions to towns and villages; and that development in the countrys
THE REFURBISHMENT AND AMALGAMATION OF PROPERTIES WITHIN THE TOWN WILL BE ENCOURAGED
work for what can be delivered over the lifetime of the Plan. The Housing Policies and supporting text in the Strategic Plan are clear about the approach needed in housing provision. Paragraph 5.27 states that: "Each new Area Plan prepared will continue to undertake urban capacity assessments as part of a sequential approach to the provision of new housing. This approach will seek to develop within existing settlements, or on previously developed land or by the re development, regeneration and conversion of existing housing. Only then will greenfield sites be brought forward, as extensions to existing settlements." Area Plan Objectives i. To reflect the housing need figures set out in the Isle of Man Strategic Plan, 2016. ii. To understand the urban capacity of existing settlements before promoting any greenfield land. iii. To set out clear proposals for residential development in the East, including specific 'General Allocation' Sites30 and 'Strategic Reserve' Sites31 and include, where appropriate, suitable development briefs. iv. To focus on implementing Strategic Policies 1, 2, 3, 4, 5, 10, 11 and 12 and Housing Policies 1-18 where it is appropriate to address these first in the Area Plan rather than simply the planning application process. v. To allocate residential sites as both general allocations and strategic reserves to ensure sufficient housing opportunities during the plan period and for the lifetime of the Plan. vi. To allow housing in the countryside only in exceptional circumstances. vii. To provide for affordable housing through general support for Housing Policy 5 set out in the Strategic Plan. Desired Area Plan Outcomes i. A pattern of new development which focuses on Douglas and Onchan. ii. Active regeneration of urban sites and previously developed land. iii. Sustainable urban extensions at the edge of the settlements of Douglas and Onchan with some areas formally held back from immediate development. iv. Phased site release through the use of Masterplans for the larger sites. v. Protection of land to ensure grey, green and social infrastructure needs can be accommodated. vi. Retention of the character of the smaller settlements in the East. Housing Need in the East One of the roles of the Area Plan is to provide and manage the supply of new housing through the allocation of suitable sites for residential development. Early evidence gathering and the continual refreshment of this evidence up to Inquiry established: i. The number of new housing units needed during the plan period and lifetime of the Plan. ii. The existing housing supply i.e. what has been built in the plan period? What has planning approval? What can be expected via conversions and windfalls? iii. A long list of potential new housing sites allowing for methodical site assessment32 including an understanding of site constraints and overall developability (see Para 12.7). iv. The implications of the spatial strategy in the East and what this means in terms of housing numbers and spread of sites. v. The opportunities in the countryside in terms of the potential to add to any groups of houses and sustainability issues of such. 30 General Allocation - for release at the time of plan approval 31 Strategic Reserve - for future release via formal release process 32 Each site was assessed using the 'Site Assessment Framework' which produced a standardised report, map and aerial photograph. vi. The need to make specific provisions such as affordable housing and older persons' housing. Given the fact that the development of new housing can make one of the greatest, if not the greatest, impact on an area in terms of physical change, it is vital that any proposed housing sites and policy statements made in support of them are underpinned by so und evidence. The preferred sites for housing - the Residential Proposal Sites (also known as General Allocations to differentiate them from Strategic Reserves) - identified in this Chapter have been chosen after comprehensive site assessment through a published site identification and assessment process , after public consultation and after thorough examination at Public Inquiry. Th e process took into account deve lopment opportunities and constraints , the outcome of the development growth scenario work and the Report of the Public Inquiry. Housing Need in the East 2011 to 2026 This Plan provides opportunities for 2,440 dwellings to be built between 2011 and 2026. Evidence was produced and analysed throughout the development of the plan and this is summarised below, starting with the Land Supply Report. The final shaping of the plan and thus the final proposals on housing need and spec ific site release came after the Inquiry Report and Modifications Stage. The Scenario Testing Report33 (which included land supply data) sought to calculate: • the number of dwellings (including conversions) which have already been built since the start of the pl
A POLICY OF REFURBISHMENT AND AMALGAMATION OF EXISTING PROPERTIES IN THE CONSERVATION AREA WILL APPLY
on must be accompanied by suitable supporting environmental information. Site Number Site Name/Description Site Size See Maps Land Use Allocation DH008s Land adjacent to Ellenbrook, Douglas 5.41 ha 3, 4 Strategic Reserve - Predominantly Residential Inquiry Report comment (paragraph 466) "Development of this site would undoubtedly result in a loss of countryside, and have a visual impact which some local residents may find regrettable. However, in my view, it would have considerable advantages in terms of sustainability. I recommend that Site DH008 should be shown in the Area Plan as strategic reserve land for possible future residential development." Development Brief 1. The site shall be used for predominantly residential uses. 2. There are no other specific development brief requirements associated with this site as adequate guidance is set out by the Isle of Man Strategic Plan Policies and the Proposals set out in this Plan. Land north of Ballachrink, Onchan Site Number Site Name/Description Site Size See Maps Land Use Allocation OH011s Land at Ballachrink, Onchan 9.9 ha 3, 4 and 6 Strategic Reserve - Predominantly Residential Inquiry Report comment (paragraph 330) "I do not consider that this extension to the urban area of Onchan would be immediately necessary. However, in my view, Site OH011 could contribute to the provision of additional housing, if required in future, subject to there being an adequate supply of primary school places; subject to the introduction of measures to mitigate peak hour traffic congestion; and subject to the resolution of local drainage problems." Development Brief 1. The Site Assessment Framework Report identified potential for landscape and environment impact which would require mitigation. Given this Report and the scale of potential development on this site, an Environmental Impact Assessment will be required as part of any detailed application. 2. Given the sloping topography of the site, any proposals must demonstrate that this has been taken into account and any detailed applications must include section drawings across the site. 3. Landscaping plans must accompany any detailed planning application . These will form an important part of the approach to softening the visual impact of any development as seen from the Creg Ny Baa and Ballacottier Road. Plans must demonstrate clearly how siting and layout has taken into account the existing development to the south of the site so as not to have an unacceptable impact on residential amenity. Landscaping and sensitive siting will be particularly important along this boundary. 4. Access into and through the site to the must be fully explored ahead of any planning application. This includes pedestrian/cycling/bus links and advice should be taken from the Highways Division of DOI on these matters. Surface Water 5. The developer's proposals for disposal of surface water from any development on this site would be reviewed in detail to ensure it complies with Manx Utilities requirements. Surface water will be required to be attenuated onsite with discharge flows restricted to not more than greenfield runoff before discharging into a suitable watercourse. Land at Camlork (Field 521518) Site Number Site Name/Description Site Size See Maps Land Allocation BH031s (Field 521518 only) Camlork, Braddan 5.73 ha 3, 4 and 8 Strategic Reserve - Predominantly Residential Inquiry Report comment (paragraph 283 and 288) 283 "In my view, a smaller residential development on the westernmost of the four fields at Camlork, would be reasonably well contained between the built -up area of Union Mills to the south and the existing ribbon of development along Trollaby Lane to the west, and would have a limited visual impact." 288 "… I consider that the westernmost of the four fields at Camlork should be shown as a Strategic Reserve Site with a capacity for about 50 dwellings. This would allow for a 6. It is known that the existing properties on the adjacent Ballachrink residential development currently drain to soakaways. Manx Utilities does not consider that the use of soakaways on any new development (OH011) to be suitable and as such all flows must be attenuated and discharged to a watercourse as stated above. 7. The use of Sustainable Urban Drainage Systems (SuDS) is a work stream that is being considered by the Government's Environmental Climate Change group. The outcome of this study may require the use of SUDS to be applied on all development sites. Foul Sewage 8. Context - Unless specifically designed, it is uncommon for the existing foul and surface water sewers around the peripher y of drainage catchments to have been sized to receive flows from additional developments. Historically, developments have been connected to existing foul sewerage system without fully considering / understanding the impact on the downstream system network; this has occasionally resulted in surcharging of sections of the combined s
ANY NEW BUILDING WILL ONLY BE ENCOURAGED IF IT CONFORMS TO HIGH STANDARDS OF DESIGN AND IT RESPECTS THE SCALE AND CHARACTER OF ITS SURROUNDINGS
- 5.15 | | 6 Open Space | 13.2, 13.8 | | 7 Industry | 6.7, 6.8 | | 8 Parking | 7.6-7.14, 7.16, 7.18 | | 9 Traffic and Pedestrians | 8.2, 8.4, 8.6, 8.9, 8.11 | | 10 Conservation Area | 9.14-9.17 | | 11 Harbour and Quay | 10.8-10.10 | | 12 River Neb | 10.11 | | 13 Health Services | 11.1 | | 14 Peel Hill | 13.3 | | 15 Marine Parade | 13.4 | | 16 Coastal Area | 13.5, 13.6 | | 17 Golf Course | 13.9 | ## RECOMMENDATIONS | Item | Paragraph No. | | --- | --- | | 1 Odin's Raven Car Park | 4.9, 7.16, 10.10 | | 2 Open Space | 5.9 | | 3 Traffic Scheme | 7.17, 8.4 | | 4 Off-Street Parking | 7.19 | | 5 Michael Street | 8.8 | - 32 - GEOGRAPHICAL RELATIONSHIP OF THE ISLE OF MAN TO THE UNITED KINGDOM  PEEL AND THE ISLE OF MAN  - 34 - DECLASSIFIED Authority RF 74365 DECLASSIFIED Authority RF 74365
THE PRESENT MINIMUM STANDARD OF 1 SPACE PER 50 SQUARE METRES NETT WILL CONTINUE TO BE APPLIED
A.7.6 Parking Standards Type of Development Car Parking Standard Typical Residential 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling. Residential Terraces 2 spaces per unit, if not within curtilage then located as close to units as possible without compromising residential amenity. Parking spaces should not be provided in front of the dwellings where this would result in a poor outlook for residents and would detract from the amenity of the area. Apartments 1 space for 1 bedroom; 2 spaces for 2 or more bedrooms Sheltered Housing 1 space per 3 units. Town centre and brownfield residential development Typical residential standard may be relaxed in accordance with paragraph A.7.1 above. Nursing, rest, and care homes 1 space per 3 residents in addition to spaces for staff and deliveries. Offices 1 space for every 50 square metres of nett floor space. Out of town offices 1 space for every 15 square metres of nett floor space. Town centre shops Space for service vehicle use. Neighbourhood shops Spaces for staff, customers, and service vehicles will be required. Light industrial, research and development 1 space per 30 square metres nett floor space. General industrial 1 space per 50 square metres gross floor space. Storage and distribution 1 space per 100 square metres gross floor space. Medical / health services 3 spaces per consulting room plus staff parking. Hotels, motels, guest houses 1 space per guest bedroom. In rural and suburban l ocations. In urban locations standards may be relaxed as (d) below Assembly and leisure (includes cinemas, meeting halls, swimming baths, leisure centres, and the conference and leisure facilities of hotels) 1 space per 15 square metres gross floor space. These standards may be relaxed where development: (a) would secure the re -use of a Registered Building or a building of architectural or historic interest; or (b) would result in the preservation of a sensitive streetscape; or (c) is otherwise of benefit to the character of a Conservation Area. (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality. APPENDIX 8 EXISTING, APPROVED AND NEW DWELLINGS BY LOCAL AUTHORITY AREA Local Authority Area Number of private households 2011* % of Island Total New dwellings approved 2001 - 2011 (valid approvals) % of Island total New dwellings started or completed 2001 - 2011 % of Island total North Ramsey 3,530 9.9 657 12.7 568 12.7 Andreas 595 1.7 105 2 102 2.3 Jurby 264 0.7 26 0.5 24 0.5 Ballaugh 438 1.2 21 0.4 15 0.3 Bride 168 0.5 12 0.2 10 0.2 Lezayre 510 1.5 62 1.2 51 1.1 Maughold 403 1.1 17 0.3 13 0.3 Total 5,908 16.6 900 17.3 783 17.4 East Douglas 11,702 32.9 1724 33.4 1407 31.5 Onchan 3,993 11.2 230 4.5 222 5 Braddan 1,350 3.8 260 5 256 5.7 Laxey 716 2 46 0.9 18 0.4 Lonan 621 1.7 95 1.8 88 2 Marown 885 2.5 96 1.9 84 1.9 Santon 283 0.8 10 0.2 10 0.2 Total 19,550 54.9 2461 47.7 2085 46.7 West Peel 2,168 6.1 763 14.8 719 16.1 Michael 682 1.9 75 1.5 74 1.6 German 433 1.2 17 0.3 12 0.3 Patrick 604 1.7 91 1.8 89 2 Total 3,887 10.9 946 18.4 894 20 South Castletown 1,353 3.8 298 5.8 294 6.6 Port Erin 1,631 4.6 198 3.8 173 3.9 Port St. Mary 860 2.4 146 2.8 79 1.8 Rushen 675 1.9 46 0.9 44 1 Arbory 758 2.1 86 1.7 49 1.1 Malew 977 2.8 81 1.6 68 1.5 Total 6,254 17.6 855 16.6 707 15.9 Total 35,599 100 5162 100 4469 100 *Source: Isle of Man Census 2011 APPENDIX 9(1) ISLE OF MAN EMPLOYMENT LAND AVAILABILITY 2007 SUMMARY Available Land (ha) South Port Erin 0.24 Malew 49.18 Sub Total - South 49.42 East Douglas 5.22 Braddan (2) 28.07 Onchan 3.65 Sub Total - East 36.94 North Ramsey 10.40 Lezayre 0.47 Jurby 8.25 Sub Total - North 19.12 West Patrick / Peel 10.4 Sub Total - West 10.4 TOTAL 115.88 (1) Source: Employment Land Availability Study DLGE 2007 (2) This figure includes 20 ha proposed by the DLGE at Cooil Road
A MINIMUM STANDARD OF 1.5 SPACES PER DWELLING IS APPLIED AT PRESENT
rather than in the Area Plan. 32 Dr Kilmurry argued that there were no specific landscape proposals in the Area Plan for Crosby, Glen Vine and Union Mills. However, it seems to me that section 4.7.7 of the Area Plan provides for the conservation and enhancement of the character, quality and distinctiveness of this well-treed valley. Key views there include open vistas toward the Northern Uplands and the upper slopes of Foxdale, as well as glimpses of the urban fringe of Douglas. Howstrake Holiday Camp 33 Allprop Ltd objected to Landscape Proposal 9 and Landscape Character Area E4, on the grounds that no account had been taken of the presence of derelict and vandalised structures associated with the former Howstrake Holiday Camp. They argued that these structures detracted from the landscape of this coastal area, and that their removal and replacement with a small residential development would improve the local scene. 34 I note that the Howstrake Holiday Camp has been disused since 1973. The derelict buildings on the site are visible from the Raad Ny Follan; and, more distantly, from Groudle Glen and the Sea Lion Rocks Tea Room. However, the future of this site was given detailed consideration in the Onchan Local Plan 2000, paragraph 4.13 of which concluded as follows: … the most appropriate option for the Howstrake Holiday Camp site is to designate the land as Open Space. Whilst this does not achieve an instant improvement of the site in visual terms … it does not change what many have become accustomed to see. The Department considers that whilst there may be benefit from tidying up the site and reclaiming part of it, the cost of this is the permanent visual impact of new dwellings on the site where there have been none previously. Few if any headlands in Onchan remain free of development, and bearing in mind its exposed and rural location, the Department considers that this too should remain free from new development. 35 I see no reason to come to any different conclusion, and recommend continued adherence to this established policy. Since 2000, the structures on the site have probably fallen further into dereliction. Eventually they will be reclaimed by nature. There are many derelict building in the Isle of Man. In my view, few of them would warrant any particular reference in the relevant Landscape Character Appraisal. I see no good reason why an exception should be made for the former Howstrake Holiday Camp. CHAPTER 5 - THE NATURAL ENVIRONMENT Objectives 36 Mr A Martin considered that the draft Area Plan failed to quantify potential losses to the natural environment, and weigh these against the need for development. However, it seems to me that, generally, a balanced approach has been adopted. The development plan properly seeks to conserve environmental assets, for instance by protecting the countryside and its ecology. The intention is to contain development within existing built-up areas as far as is possible. However, some limited development on 'greenfield' sites will be necessary, in order to provide for expected growth in population and the economy. The extent of this is a matter for consideration. 37 Manx National Heritage argued that Section 5.3 of the draft Area Plan should include reference to the objective of protecting the cultural environment in rural areas. I agree. I recommend that the words 'and cultural' be inserted after the word 'natural' in Section 5.3 i of the draft Area Plan. Outcomes 38 Manx National Heritage also sought a reference to the protection of the cultural environment in Section 5.4 of the draft Area Plan. I recommend that the words 'cultural assets,' be inserted after the word 'vulnerable' in Section 5.4 iv of the draft Area Plan. Green Gaps 39 Spatial Policy 7 of the Strategic Plan indicates that Area Plans must assess the need for Green Gaps between settlements, to avoid their coalescence. Section 5.15 of the draft Area Plan provides for the establishment of such gaps between Douglas and Onchan; between Laxey and Baldrine; and between Glen Vine and Crosby. Natural Environment Proposals 1 to 3 would impose restrictions on development within the specified gaps, which are shown diagrammatically on the relevant Proposals Maps. However, in my view, these gaps should be shown with precise boundaries, so as to avoid doubt about whether any particular piece of land is within a Green Gap, and therefore subject to the relevant policy restrictions. It is a function of the Area Plan to relate the broad policies set out in the Strategic Plan to precise areas of land. Ideally the boundaries of the Green Gaps should follow features that are identifiable on the ground. However, the local knowledge of Cabinet Office staff is superior to mine, and I leave it to them to identify the appropriate boundaries. 40 Mr D Quirk and J and M Bucknall were concerned that particular areas of undeveloped land between Douglas and Onchan should remain open, including Site OH012 (Blackberry Lane) and the 'land to the west above the
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the demolition and development works shown in drawings 300 to 316 inclusive and 05 and 06 all received on 21st July, 2005.
Condition 3
This approval relates to the entire scheme as shown in the submitted plans including development on land which is not yet in the full control or ownership of the applicant. The development must be undertaken exactly as shown in the approved plans including the provision of the gardens to units 4 and 5 and the communal garden alongside. If any part of the site is not obtainable then the individual components which can and are to be undertaken must be the subject of a further application which demonstrates how they may be undertaken independent of other elements in the overall approved scheme.
Condition 4
No approval is hereby granted to the large rooflight shown on the western end of the north facing pitch of the building on the coalyard site until such times as the Planning Authority is provided with larger scale details of this element and the adjoining rooflights and is satisfied that such are appropriate for the Conservation Area.
Condition 5
All windows must be installed as shown in the approved drawings and retained as such in perpetuity unless otherwise authorised by the Planning Authority. Details of the section and material of the windows and doors, including the garage doors, must be approved by the Planning Authority prior to the installation of the same.
Condition 6
Prior to the occupation of the apartments, the parking spaces shown on the drawing must be available for use and retained for such thereafter.
Condition 7
The proposed parking spaces may be used only by the occupants of, and visitors to the proposed apartments.
Condition 8
No development on the new buildings shall take place within the area identified as the site until the applicant or their agents, or successors in title have secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been approved by the Planning Authority. The scheme should include a timetable for the investigation and the applicant is encouraged to consult Manx National Heritage prior to the submission of such a scheme.
