11 July 2016 · Delegated - Senior Planning Officer Sarah Corlett
41, Groudle Road, Onchan, Isle Of Man, IM3 2ef
The proposal involves building two two-storey detached houses, each 7.9m high with hipped roofs, 13m deep, and 10.8m wide, occupying about 30% of the plot, using natural slate roofs, white painted render, clay brick, and grey powder coated aluminium windows.
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The principle of two dwellings was accepted as the site is in a residential area per Onchan Local Plan policy O/RES/P/19 and prior approvals including 06/00090/A (approved on appeal) and 12/01486/B, w…
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential properties in residential areas if fitting density, massing, design, and character of adjacent dwellings. Officer assessed site as predominantly residential and proposal compliant given prior approvals for two dwellings.
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising infrastructure. Site is previously developed (former dwelling demolished) in existing town, making efficient use with parking and footway.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to existing towns/villages. Site in Onchan residential street aligns with this over countryside exceptions.
Housing Policy 4
New housing primarily in towns/villages. Proposal in existing residential area of Onchan complies.
General Policy 2
Requires respect for site/surroundings in siting/scale/design (b), no harm to townscape (c), no adverse amenity effects (g), safe access/parking (h), no unacceptable road safety (i). Assessed compliant: scale fits, no character/amenity harm, highways conditioned; prior appeal confirmed no amenity conflict.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Parking provision
Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Access construction and visibility
Prior to any construction the accesses shown on drawing no 861/010 dated 5th May 2016 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety.
Pedestrian footway
Prior to the commencement of construction of either dwelling the missing section of pedestrian footway along Groudle Road must be constructed in accordance with drawing no. 861/010 date stamped the 6th May 2016. Reason: In the interests of Highway safety.
recommend that the planning application be approved
do not oppose the planning application, subject to conditions on accesses/visibility splays and parking/manoeuvring areas
Highways Division does not oppose subject to two conditions related to access, visibility splays, and parking provision. Onchan District Commissioners recommend approval.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 17/05/16; If the application is to be approved the following conditions should be attached
Conditions requested: Prior to any construction the accesses shown on drawing no 861/010 dated 5th May 2016 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.; Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
