23 March 2020 · Planning Committee
117, King Edward Road, Onchan, Isle Of Man, IM3 2ax
The proposal involves replacing a modest three-bedroom single-storey bungalow with a new two-storey contemporary home featuring a 45-degree pitched roof, painted masonry render, large front glazing for views, a 2.5m balcony, and double garage.
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The proposal was approved because the new dwelling and removal of the existing one accords with HP 4, HP 14, and GP 2 of the Strategic Plan 2016, and Policy O/RES/P/19 of the Onchan Local Plan.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design, landscaping; not adversely affect character, amenity, highways, views, or energy use. Officer assessed the proposal fits the varied streetscene, provides amenity/ parking, and incorporates energy-reducing design like solar panels.
Housing Policy 4
Permits new housing in towns/villages or exceptional countryside cases including replacement dwellings per HP12-14. Site is in existing town residential area on previously developed land, complying as replacement.
Housing Policy 14
Replacement dwellings generally not substantially different in siting/size (floor area ≤50% greater), but exceptions for innovative modern design with no adverse visual impact or environmental improvement. Exceeded 50% but approved due to high-quality contemporary eco-design (solar/thermo panels, SAP93) with seamless streetscene fit.
Housing Policy 6
Residential zoned land per area plan brief or criteria. Assessed compliant in predominantly residential area.
Transport Policy 7
Requires parking per standards (2 spaces/unit, one behind front). Provided in line with approved plans.
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential in designated areas if fitting density, massing, design, character of adjacent dwellings. Proposal fits varied locality despite differences.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Demolition of existing dwelling
Prior to the commencement of the construction of the new dwelling hereby approved, the existing dwelling within the site shall all be demolished.
No extensions or alterations
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Parking and turning areas
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.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size and position of each and existing landscaping (i.e. roadside hedgerow). All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
Energy Statement SAP rating
Prior to the commencement of the development hereby approved, an Energy Statement shall be submitted and approved in writing by the Department which demonstrates the new dwellings has a Standard Assessment Procedure (SAP) rating of at least 93 (or similar rating system) and prior to the occupation of the dwelling a further Energy Statement post completion shall be submitted to and approved in writing by the Department (planning) to demonstrate that the SAP rating of at least 93 (or similar rating system) has been achieved.
do not oppose
recommended that the application be approved for planning purposes only
Onchan District Commissioners recommended approval, and DOI Highways Division stated they do not oppose the replacement dwelling application.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 28.01.2020
