10 March 2017 · Planning Committee
Strathallan Cliff, Strathallan Road, Onchan, Isle Of Man, IM3 1nn
The proposal involves building a new detached dwelling with an integral garage on a parcel of lawned garden land forming part of Strathallan Cliff House's curtilage, located behind a 1.8m roadside wall along the southern side of Strathallan Road on the edge of Onchan village.
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The officer assessed that the principle of a new dwelling is acceptable as the site is within a 'Predominately Residential Use' area under the Onchan Local Plan and Onchan is identified as a service c…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires development outside Douglas to be concentrated in service centres like Onchan to provide housing choice. Officer noted Onchan's status supports residential development here.
Strategic Policy 1
Requires efficient use of sites considering access, landscaping, amenity, and infrastructure. Proposal found to optimise underused garden land within settlement.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in existing towns/villages like Onchan. Site within settlement boundary complies.
Environment Policy 42
Requires new development in settlements to respect local character, avoiding inappropriate backland or loss of green spaces contributing to amenity. Proposal's design, setback, and landscaping found to respect enclosed street scene of boundary walls and dwellings.
General Policy 2
Permits development in line with zoning if it respects siting, scale, design, amenities, highway safety, etc. Officer tested against multiple criteria (b,c,g,h,i) and found compliant due to setbacks, materials, conditioning, and consultee support.
Housing Policy 4
Locates new housing in towns/villages like Onchan. Site within residential designation supports principle.
Transport Policy 4
Requires highways to accommodate development traffic safely. Highways Services no objection with conditions.
Transport Policy 7
Requires parking per standards. Two spaces plus garage meets IOMSP; Onchan standard of three spaces addressed via prior approval.
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new dwellings in residential areas if fitting density, massing, design, character. Found appropriate despite spacing reduction, due to similar spacing elsewhere and design.
Onchan Local Plan 2000 Policy O/RES/P/20
Requires at least three spaces per dwelling. Proposal meets via garage, driveway, and condition linking to prior parking approval.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed and retained thereafter in the east elevation of the three ground floor windows (toilet, living room & porch) and the circular first floor window (bathroom), and in the west elevation of the ground floor window (dining room) and the two first floor windows (bathrooms).
Obscure screen on balcony
Prior to the commencement of any works hereby approved a detailed scaled plan is required to be submitted to and approved in writing by the Department which shows a 1.8 metre high obscure glazed screen or similar posited along the western edge of the rear roof terrace (above the gym/playroom). This approved scheme is required to be erected prior to the occupation of the dwelling and maintained and retained thereafter.
Tree mitigation planting
Mitigation planting and post planting maintenance shall be carried out in accordance with the Tree Survey and Report prepared by Manx Roots Tree Management and shown on drawing PA15 all submitted in support of the application, including the instructions for the installation of the raft planting system. At the time of planting the trees shall have a girth of 12-14cm measured at 1m above ground level, and be at least 3.5m tall. If, within 5 years of planting, either tree is cut down, uprooted, removed, destroyed or dies or becomes, in the opinion of the Department, seriously damaged or defective, another tree of the same species shall be planted at the same location.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
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 both 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 planting to the side and rear boundaries of the site. 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 hereby approved dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping should include details of the surface finish of the driveway and footpaths around the dwelling. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling.
Prior parking completion for existing house
Prior to the commence of any works hereby approved the construction of integral garage and formation of new access doors to Strathallan Cliff House as approved under planning application 15/01247/B (or any subsequent application for a similar scheme) is required to be completed and available for use by the occupants of Strathallan Cliff House.
no objection
no objection subject to conditions on prior parking provision under PA15/01247/B and garage/parking prior to occupation
no objection following revised plans and tree report; recommends specific tree replacement condition
Three consultees (Arboricultural Officer DEFA, Highways Division DOI, and Onchan District Commissioners) provided responses with no objections; Arboricultural Officer initially had tree concerns but accepted revised plans with a mitigation condition, Highways required parking conditions, and Commissioners supported approval.
Key concern: initial concerns about removal of category B Elm tree due to high amenity value (resolved with condition)
Andrew Igoea, Arboricultural Officer, Forestry, Amenity and Lands Directorate, DEFA
Conditional No ObjectionI have no objection to this application.; I initially had concerns about the removal of the category B Elm tree due to its high amenity value.; The report recommends planting 2 *Ulmus lobel* as replacements for the roadside trees that will be lost.; The trees should be large enough to make an immediate impact so a condition should specify the use of extra heavy standards (12-14cm girth at 1m above ground level, ≥3.5m tall).
Conditions requested: Mitigation planting and post planting maintenance shall be carried out in accordance with the Tree Survey and Report prepared by Manx Roots Tree Management submitted in support of the application, including the instructions for the installation of the raft planting system. At the time of planting the trees shall have a girth of 12-14cm measured at 1m above ground level, and be at least 3.5m tall. If, within 5 years of planting, either tree is cut down, uprooted, removed, destroyed or dies or becomes, in the opinion of the Department, seriously damaged or defective, another tree of the same species shall be planted at the same location.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following conditions.; It would be inappropriate for the new dwelling to be built prior to the parking being provided under PA 15/01247/B.
Conditions requested: No work shall commence on site until the car parking provision approved under PA15/01247/B has been provided.; 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.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
