3 May 2023 · Delegated - Principal Planner Abigail Morgan
36, Royal Avenue, Onchan, Isle Of Man, IM3 1ez
The proposal involves replacing the existing corrugated roofing on the garage at the rear of 36 Royal Avenue, Onchan, with box profile roofing. The site is a mid-terrace dwelling in a Predominantly Residential area on the east side of Royal Avenue.
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The key consideration was the proposal's impact on the character and streetscene of the area. The garage is not readily visible within the streetscene, and the replacement of corrugated roofing with b…
General Policy 2
General Policy 2 (b) (c) (g) (m) (n) of the Isle of Man Strategic Plan 2016 requires development to respect character and appearance, residential amenity, and other relevant considerations. The officer assessed the roof replacement as having a neutral impact on character due to low visibility of the garage and material resemblance, finding full compliance.
Strategic Policy 3 - To respect the character of our towns and villages
Strategic Policy 3 of the Isle of Man Strategic Plan 2016 is materially relevant. The officer considered it in the overall assessment but provided no specific tension or detailed test, concluding compliance.
Spatial Policy 5
Strategic Policy 5 of the Isle of Man Strategic Plan 2016 is materially relevant. The officer considered it in the overall assessment but provided no specific tension or detailed test, concluding compliance.
Community Policy 7
Community Policy 7 of the Isle of Man Strategic Plan 2016 is materially relevant. The officer considered it in the overall assessment but provided no specific tension or detailed test, concluding compliance.
Community Policy 10
Community Policy 10 of the Isle of Man Strategic Plan 2016 is materially relevant. The officer considered it in the overall assessment but provided no specific tension or detailed test, concluding compliance.
Residential Design Guidance 5 (Architectural Details)
The Residential Design Guide (July 2021) Chapter 5 addresses architectural details. The officer assessed the roof material replacement against it, finding the proposal acceptable as it maintains resemblance to the existing, with neutral impact on character.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
does not object to this application (06.04.2023)
does not object to this application (22.03.2023). The comment states there is no significant negative impact upon highway safety, network functionality and/or parking.
Highway Services HDC, DOI Highways Drainage, and Onchan District Commissioners all raised no objections to the replacement garage roof at 36 Royal Avenue, Onchan, with minor advisory comments on highway licences and drainage compliance.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
DOI Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: The applicant should be aware off, and comply with the clauses above.
Conditions requested: The applicant should be aware off, and comply with the clauses above [Section 58 of the Highway Act 1986 and section 11.3.11 of the Manual for Manx Roads]
