2 December 2011 · Planning Committee
Little Mill Garage, Little Mill Road, Onchan, Isle Of Man, IM4 5bd
The proposal involves demolishing an existing obsolete garage building finished in dark corrugated sheeting and replacing it with a two-storey detached dwelling of traditional design, measuring 12.6m wide, 9.1m deep and 8.8m high to ridge, finished in smooth render with natural slate roof.
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The site is designated open space in the Onchan Local Plan and contrary to O/RES/P/22 restricting new dwellings in rural areas of high landscape value, but an extant permission (10/00746/B) establishe…
General Policy 3
GP3(c) allows development on previously developed land which contains significant building, is redundant, where redevelopment reduces impact on landscape/wider environment, and results in improvements. Officer found extant permission established principle; proposal replaces unsightly garage, improves visual appearance despite larger footprint/depth/height, with traditional design and highway setback.
Environment Policy 7
Relevant to rural/high landscape value areas. Proposal accepted as exception under GP3(c) despite countryside location.
Policy O/RES/P/22 (Onchan Local Plan)
Restricts new dwellings outside designated residential areas, particularly rural countryside of high landscape/scenic value protected by Planning Circular 1/88 (now in Strategic Plan). Contrary to policy but approved as exception via GP3(c) on PDL with landscape benefits.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the erection of a dwelling as shown in drawing numbers 01, 02 and 03 date stamped 8th September 2011, 02 Rev A date stamped 12th October 2011, Flood Risk Assessment prepared by MacOwan Collett date stamped 8th September 2011 and Klargester Biodisc details date stamped 8th September 2011.
Do not oppose; has no adverse traffic management, parking or road safety implications
No objection subject to notes on culverting, landscaping and stream bank reinforcement
Biodisc is acceptable and appropriate for the volume proposed to be discharged
Standard comments; contact for works near cables/overhead lines and electricity supply
Multiple consultees provided responses to planning application 11/01244/B, with Highways Division and Manx Electricity Authority raising no objections (one conditional), Water Authority offering conditional no objection subject to land drainage and culvert conditions, while Oncha…
Key concern: The proposals would harm the rural qualities of the area with particular regard to the height and orientation of the dwelling.
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: a condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following notes:-
Conditions requested: The culverting of the watercourse is subject to Land Drainage Consent under the Land Drainage Act 1934.; The culvert is to be no less the 900mm in diameter and that it will be subject to full design through Land Drainage Consent process.; Landscaping of the grounds will be undertaken to ensure that if the stream banks were to be overtopped the water would flow away from the dwelling.; The stream banks at the right-angled bend will be suitably reinforced to prevent scour damage and minimize the likelihood of overtopping at that location. This work will be subject to approval by the Water and Sewerage Authority.
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED for the following reasons:- "The proposals would harm the rural qualities of the area with particular regard to the height and orientation of the dwelling. Members are minded to suggest a reduction in roof pitch would produce a more balanced elevation and be more appropriate for the site."
Conditions requested: reduction in roof pitch would produce a more balanced elevation and be more appropriate for the site.
