21 May 2025 · Delegated - Principal Planner (Chris Balmer)
Street Record, Springfield Court, Onchan, Isle Of Man, IM3 4lh
Onchan District Commissioners applied to refurbish Springfield Court, a site with three two-storey blocks of flats (properties 1 to 66), by adding lift enclosures (e.g., 5.35m x 3.326m for Block 2, 5.125m x 6.235m for Block 4&5), access ramps and decking, new parking apron with 5 spaces plus 2 disabled spaces, photovol…
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The officer assessed character and appearance, finding a presumption in favour of extensions to existing properties where no adverse impact occurs; despite the large scale, the extensions, solar panel…
General Policy 2
Requires development in accordance with zoning and criteria including no adverse impact on landscape/townscape character (c), resident amenity/locality character (g), and energy reduction design (n). Officer assessed extensions and alterations as compliant, improving accessibility and streetscene without harm.
Transport Policy 7
Concerns parking standards per Appendix 7. Officer confirmed added parking apron acceptable, with Highway Services no objection after review.
Strategic Policy 3 - To respect the character of our towns and villages
Focuses on visual design preserving locality character. Officer found proposals (extensions, materials) do not adversely affect character.
Environment Policy 42
Preserves character and local distinctiveness. Officer noted updates like render and balustrades modernise without impacting streetscene.
Environment Policy 23
Requires consideration of neighbour impacts from alterations to facilities. No adverse neighbour amenity effects found.
Environment Policy 4
Protects species/habitats; no permission if adverse effect on conservation sites. Site not in ASSI; bat concerns addressed via note.
Environment Policy 5
Mitigation conditions only in exceptional cases. No ecology condition imposed, using Wildlife Act note instead.
Energy Policy 3
Promotes environmental benefits like solar panels, with heritage consideration (none here).
Energy Policy 4
Similar to EN3; photovoltaic panels supported for sustainable power.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
HDC continue to not oppose (DNO) the application
The applicant should be aware of and demonstrate compliance with comments on surface water runoff
Highway Services and Drainage have no significant objections to the application; DEFA Biodiversity objects to mature tree removal without justification and requests specific mitigation conditions for bats, birds and landscaping.
Key concern: Removal of large mature trees without sufficient justification
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
DOI Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Conditions requested: The applicant should be aware of and demonstrate compliance with the comments above.
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team are not supportive of Planning applications which include the removal of large mature trees without sufficient justification; integrated bird and bat bricks (3 of each) be built into the new lift extensions. Bird bricks should be high up on northerly elevations and bat bricks high up on southerly elevations. Neither should be above or below windows.; additional landscaping mitigation should be provided
Conditions requested: No works to commence unless a soft landscaping plan has been provided to the Department and approved in writing; No works to commence unless a bat and bird box plan has been provided to Planning and approved in writing. Development must then be undertaken in full accordance with this plan.; No works to commence unless a Precautionary Working Method Statement for bats and birds has been provided to the Department and approved in writing.; All of the trees should be planted in the first planting season following commencement of development, with the exception of the 2x ornamental cherry which should be planted in the first planting season following completion of works.
