5 June 2019 · Delegated - Head of Development Management (Stephen Butler)
Fern Glen, 70, Groudle Road, Onchan, Isle Of Man, IM3 2ez
The proposal sought approval in principle to build a detached dwelling with garage on approximately 0.34 acres of the garden of 70 Groudle Road (Fern Glen), Onchan, part of an area zoned as Low Density Housing in Parkland under the Onchan Local Plan.
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The officer classified the site as not clearly within built-up areas of Onchan given its outskirts position adjacent to open space and woodland, falling under Planning Circular 8/89 case (b) where fur…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale, not adversely affect landscape character, incorporate topography/landscape features, and provide amenity/road safety. Officer assessed proposal fails as it would erode parkland character, have adverse visual impact from multiple viewpoints, and not sit comfortably in landscaped setting given small plot size and position bordering open space/woodland.
Onchan Local Plan 2000 - Land between Groudle Road and Groudle Glen
Permits low density housing in parkland between Lakeside/Groudle Glen/Groudle Road/bridge over Groudle River per Circular 8/89, with no development within 80m of river, sod hedge boundary to road, and significant northern public open space. Officer found proposal contravenes as it fragments last of six plots without achieving Local Plan aims of softening built edge via open space retention.
Low Density Housing in Parkland
For sites not clearly in built-up areas, further dwellings only in exceptional circumstances; otherwise requires substantial high-quality buildings in at least 1 acre landscaped grounds acknowledging contours/trees. Officer determined site not clearly built-up, no exceptions apply; plot ~0.34 acres fails 1 acre test, unlike prior approvals justified by other benefits.
Strategic Policy 10
Promotes sustainable development patterns. Officer noted site requires private vehicle reliance due to distance from services/footpaths.
Transport Policy 1
Requires new development close to public transport/pedestrian/cycle routes. Officer found 1.6km from Onchan centre on one-way road without footpaths unsustainable.
Environment Policy 42
Prohibits inappropriate backland development or removal of green spaces contributing to visual amenity/sense of place. Officer considered relevant due to zoning but focused refusal on parkland policies.
Environment Policy 4
Protects species/habitats of importance, including Areas of Ecological Interest. Site zoned as such but no specific assessment; DAFF advice not sought as principle refused.
No objection subject to conditions requiring adequate visibility splays per Design Manual for Roads and Bridges, adequate parking and turning per IOMSP and Manual for Manx Roads, and site levels no steeper than 1:12 at access, parking/turning and footpath areas
Highway Services provided a conditional no objection, recommending specific access and parking conditions for reserved matters. Onchan District Commissioners objected, citing non-compliance with planning circular 8/89 on low density housing in parkland and undesirable precedent.
Key concern: proposal fails to comply with planning circular 8/89 Low Density Housing in Parkland
Highway Services
Conditional No ObjectionHighway Services does not oppose the application subject to planning condition(s) for any subsequent reserved matters application; The proposed site access point shown on the site plan is close to both the proposed dwelling and the existing site access to 70 Groudle Road and may need to be relocated, or a shared access proposed
Conditions requested: Suitable site access arrangements to comply with 'Design Manual for Roads and Bridges' highway visibility standards; Access, car parking and on-site vehicle turning layout to comply with the parking standards in 'The Isle of Man Strategic Plan 2016' and the 'Manual for Manx Roads' design guide; Proposed site levels no steeper than 1:12 at all access, parking/turning and footpath areas of the site
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application still be REFUSED on the grounds that:- "The proposal fails to comply with planning circular 8/89 Low Density Housing in Parkland and that it would set an undesirable precedent for the area."
