4 July 2025 · Delegated - Principal Planner (Jason Singleton)
3, Oak Close, Onchan, Isle Of Man, IM3 3hr
The proposal involves erecting a raised driveway measuring 6.1m wide by 6.5m long with a height of 1.2m at its lowest point, topped by a 1.1m high post and wire balustrade around part of the platform, along with an access ramp, new footpath, landscaping, garden walling, steps, and widened vehicular access.
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The proposal is a direct copy of the previously approved application PA20/00186/B, which was permitted at appeal, and the applicants explained it expired due to prioritising home improvements.
General Policy 2
General Policy 2 sets general design standards. The officer assessed the proposal against paragraph 8.12.1 of the IOM Strategic Plan 2016 and section 6.3 of the Residential Design Guide on driveways and car parking, ensuring no more than 50% of garden area is removed. The raised parking's visual impact was accepted as outweighed by functional benefits, consistent with prior appeal decision.
Transport Policy 7
Transport Policy 7 relates to access and highway safety, considered with Appendix 7. The extreme gradient of the existing driveway fails Manual for Manx Roads standards and is hazardous; the proposal improves safety despite 1:8 gradient non-compliance, supported by Highway Services' no objection and bound surface condition.
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.
Bound driveway surface
The driveway area hereby approved shall be finished a bound and consolidated material and retained as such thereafter. Reason: in the interest of Highway Safety.
No significant negative impact upon highway safety, network functionality and/or parking. A S109 Highway Agreement will be required for the proposed widened vehicular access. Condition on parking area to be bound and consolidated material advised.
Approved for Planning Purposes only.
The original application (20/00186/B) for raised parking, garden walling, steps and widening of vehicular access at No 3 Oak Close, Birch Hill, Onchan was refused by the planning authority, citing impacts on residential amenity, street scene character and inadequate parking provision. The appellant argued the existing steep driveway (1:3.6 gradient) was unusable and unsafe, breaching road standards, and the proposal would provide safer off-street parking without significant visual harm, supported by no highway objections or third-party issues. The council defended refusal under GP2 and Residential Design Guide, highlighting loss of open plan front garden appearance, outlook from a bedroom window and precedent for cumulative impacts. The inspector found the existing parking inadequate and hazardous, accepted minor amenity impacts due to see-through balustrade on a non-primary window, and concluded visual impacts were outweighed by parking benefits. The appeal was allowed with a standard time condition.
Precedent Value
Demonstrates inspectors prioritise practical parking functionality over strict standards/open-plan aesthetics in steep sites if benefits outweigh harms and no highway objection; future applicants should quantify existing deficiencies with measurements/user evidence.
Inspector: Michael Hurley
