5 November 2010 · Planning Committee
Field 534006, Ridgeway Road, Onchan, Isle Of Man, IM3 1nt
The site is a parcel of land on the southern side of Ridgeway Road in Onchan, zoned for residential development under the Onchan Local Plan. The proposal amends the approved scheme from PA 08/02074/B by adjusting finished floor levels of the 24 dwellings (increases up to 800mm, decreases to 100mm) and corresponding roa…
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The principle of erecting 24 dwellings on the site is established by the prior approval of PA 08/02074/B following a public inquiry and Council of Ministers' acceptance of the Inspector's recommendati…
Onchan Local Plan Policy O/RES/P/6
Zones site for residential development; allows variety including recreating semi-detached/terraced fronting Ridgeway Road or more imaginative schemes; requires tree planting, min 3 parking spaces per dwelling (1 behind building line), encourages first-time buyer units. Officer noted site specifically identified as suitable (para 4.19), previously approved 24 houses accords; amendments retain acceptability.
General Policy 2
Permits zoned development if respecting site/surroundings in siting/layout/scale, no adverse amenity/character/traffic/highway impacts, adequate parking/services. Assessed amendments cause no harm to amenity of existing dwellings due to modest height changes shown in sections; layout/scale as previously approved.
Housing Policy 5
Requires 25% affordable in developments of 8+ dwellings. 100% first-time buyer housing under Dept of Social Care agreement exceeds requirement; prior approval was govt scheme.
Housing Policy 2 (Draft Southern Area Plan)
Ensures adequate housing land supply per local plans. Site allocated and deliverable.
Housing Policy 6
Zoned residential development per area plan brief. Amendments follow prior approval.
Transport Policy 7
Parking per standards. Amendments ensure adoptable roads/footpaths; prior scheme met standards.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s 2372_ACN_321, 2372_ACN_322, 2372_ACN_323, 2372_ACN_324, 2372_ACN_Site Sections, 202 rev. B, 500 rev. B and ATE/100 rev. A date stamped the 7th September 2010.
Estate road construction
Prior to the occupation of any new dwellings permitted by this approval, the estate road must be constructed to at least base course level and be adequately lit from its junction with the adopted highway up to the access to each dwelling.
Approved for planning purposes only
Onchan District Commissioners recommended approval for planning purposes only. A resident objected due to impacts on views, dominance of the area, and breach of original planning permission.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
The original application 08/02074/B for erection of 24 terraced houses on Fields 534006 and 534007, Ridgeway Road, Onchan was refused, though specific refusal reasons are not detailed in the report. The appellant (Department of Local Government and Environment) argued strong housing need for first-time buyers, compliance with site allocation in Onchan Local Plan Policy O/RES/P/6, appropriate density, minimal traffic impact, adequate parking exceeding standards, and design reflecting local character. Objectors raised concerns over green gap coalescence, excessive density, amenity loss, parking deficiency, traffic safety, and wildlife impacts. The inspector found the site allocation strongly favoured development, accepted the urgent housing need, deemed density and open space provision acceptable given nearby facilities, noted minor layout issues but not refusal-worthy, confirmed robust highways evidence with minimal traffic increase and safety improvements, and sufficient parking surplus. The inspector recommended planning approval subject to conditions including time limit, approved plans, materials, highway works, landscaping, and site decontamination.
Precedent Value
Affirms Local Plan allocations prevail over emerging Green Gap concepts absent definition; detailed traffic/parking evidence persuasive; housing need can outweigh minor amenity/tree conflicts if no plan standard breached. Applicants should prioritise quantitative data on traffic/need and confirm current policy standards.
Inspector: Michael Hurley
