21 July 2017 · Delegated - Senior Planning Officer (Sarah Corlett)
145, Royal Avenue, Onchan, Isle Of Man, IM3 1lg
The proposal involves demolishing an existing two-storey detached building with flats and a flat roof extension, replacing it with two mirror-image semi-detached dwellings, each with integral garages, bay windows, hipped roofs, and a single-storey rear extension.
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The officer assessed the principle of development as acceptable in a designated residential area under Onchan Local Plan Policy O/RES/P/19 and Isle of Man Strategic Plan policies (SP1, SP2, HP4), opti…
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential properties in designated residential areas where they fit with density, massing, design and character of existing adjacent dwellings. Officer assessed the proposal's 9m wide plots, two-storey hipped roof massing, and semi-detached form as matching the locality's predominant semi-detached properties with red-tiled hipped roofs.
Strategic Policy 1
Requires optimising previously developed land and efficient site use with access, parking and amenity. Redevelopment of the existing building site met this by reusing brownfield land in an urban area with adequate parking and garden space.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to existing towns/villages, not countryside. Site in Onchan residential area complied as infill development.
General Policy 2
Permits development respecting site/surroundings in siting, scale, design (b,c); not adversely affecting amenity, character, access, parking, highway safety (g,h,i). Proposal satisfied all via appropriate massing, no amenity harm, and compliant parking; referenced specifically for street scene (b,c) and amenities (g).
Housing Policy 4
Locates new housing in towns/villages. Proposal in Onchan residential zone complied.
Transport Policy 7
Requires parking per Appendix 7 standards (2 spaces/unit, one in curtilage). Proposal provided garages plus front parking areas meeting this.
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 and garage 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.
Obscured glazing
The bathroom windows in the first floor side elevations must be fitted with glass obscured to Pilkington Level 5 or equivalent and retained as such thereafter. Reason: to ensure the privacy of those in adjacent property.
do not object
do not object but wish to see a condition added to ensure the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter
Highways Division does not oppose subject to a condition ensuring garage, parking, and manoeuvring areas are provided prior to occupation. Onchan District Commissioners recommend approval for planning purposes.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 05.07.2017; The proposals is are to construct 2 semi-detached properties on previously developed land with minor alterations the access arrangements.; Given the fact that Royal Avenue is a residential street with individual fronatge access points along its length, the proposals are considered acceptable.
Conditions requested: 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.
