22 July 2024 · Acting Head of Development Management (Abigail Morgan)
24, Birch Hill Grove, Onchan, Isle Of Man, IM3 4en
The proposal seeks Approval in Principle for a single detached dwelling on an infill plot within the garden of No. 24 Birch Hill Grove, an existing residential property in a cul-de-sac in Onchan. The site is zoned predominantly residential and fits logically between Nos.
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The site is designated as predominantly residential under the Area Plan for the East, making the principle of a detached dwelling acceptable as it forms a logical infill plot between Nos.
General Policy 2
Requires development in zoned areas to respect siting, scale, amenity, access, biodiversity, and highway safety. Officer assessed the infill plot as logical, with safe access and no adverse impacts, complying with all relevant criteria (a)-(n).
Transport Policy 1
Requires new development close to public transport. Site in residential area with access deemed suitable.
Transport Policy 4
Highways must accommodate generated traffic safely. Visibility splays and parking meet requirements in 20mph zone.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs given equal weight. Access design considered appropriate.
Transport Policy 7
Parking per standards. Two spaces provided.
Housing Policy 6
Residential zoned land per area plan brief. No specific brief, but complies with criteria.
Environment Policy 42
New development to reflect local character, no inappropriate backland or loss of green spaces. Infill not backland, respects bungalow streetscene via condition.
Environment Policy 4
No adverse effects on protected species/habitats. Mitigation ensures neutral biodiversity impact.
Time limit for reserved matters and commencement
Application for approval of all of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice or the expiration of two years from the date of approval of the last of the reserved matters, whichever is later.
Approval of reserved matters
Approval of the details of siting, design, external appearance, internal, layout of buildings, site layout, drainage, landscaping, (hereinafter called "the reserved matters") shall be obtained in writing from the Department prior to the commencement of the development hereby approved and the development shall only be carried out in accordance with the details as approved.
Single storey bungalow
The reserved matters shall be for a single storey dwelling (bungalow).
Visibility splay
There shall be no obstruction to visibility greater than 1.05 metres above adjoining road level forward of a line drawn 2 metres back from the nearside carriageway edge at the centre line of the access and extending 20 metres in either direction. Such visibility shall be fully provided before works commence on the development hereby permitted and shall thereafter be maintained at all times.
Driveway materials and gradient
The access/driveway shall be formed of a bound and consolidated material and shall not exceed a gradient of 1:14 for the first 5m.
Biodiversity mitigation
The detailed application (reserved matters) shall retain the hedgerow to the side boundary with No 26 Birch Hill Grove, include details of new planting as mitigation for the loss of the frontage hedgerow and provide an integrated nest box suitable for house sparrows or starlings is built into the northern elevation of the proposed new dwelling.
Support
do not object subject to all access arrangements to accord to approved drawing No. 24 1828 03. Visibility splays should remain free from obstruction, driveway formed of bound material not exceeding 1:14 gradient for first 5m
No objections subject to adequate mitigation in detailed application in relation to planting and nest boxes
Highways raises no objection subject to conditions on access, visibility, materials, and drainage; DEFA Ecosystem Policy Team has no objection but recommends mitigation planting and nest box; Onchan District Commissioners support subject to Highways comments.
Department of Infrastructure Highways Development Control
Conditional No ObjectionHighway Services Development Control raises no objection to the proposal subject to all access arrangements to accord to approved drawing No. 24 1828 03; The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent
Conditions requested: all access arrangements to accord to approved drawing No. 24 1828 03; Visibility splays should remain free from obstruction for the lifetime of the development; the driveway proposed should be formed of a bound and consolidated material and should not exceed a gradient of 1:14 for the first 5m; details of drainage proposal should be agreed with Highway Services Drainage Team; Section 109(A) Highway Agreement to be made post planning consent; covered bicycle storage should be retained for the full application stage and be provided at a rate of one space per bedroom and should be secure
DEFA Ecosystem Policy Team
No ObjectionThe Ecosystem Policy Team do not object to this application
Conditions requested: detailed application should include details of new planting as mitigation; an integrated nest box suitable for house sparrows or starlings is built into the northern elevation of the new dwelling
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes
Conditions requested: Subject to Department of Infrastructure Highways comments
