29 November 2010 · Senior Planning Officer
Cliff Cottage, Carrs Lane, Tromode, Douglas, Isle Of Man, IM4 4qb
The site is an irregularly shaped parcel of rough grassland (approx. 0.078 ha) containing a derelict three-storey building, located within a predominantly residential area. The application sought approval in principle for two new dwellings to replace the existing structure, with indicative layouts submitted but not app…
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The officer assessed that the site is within a predominantly residential area under the Onchan Local Plan, so the principle of residential development accords with Policy O/RES/P/19 of Planning Circul…
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential properties in designated residential areas if they fit with density, massing, design and character of adjacent dwellings. Officer found principle accords as site in residential use per Onchan Local Plan Map No. 2.
General Policy 2
Requires development respecting site/surroundings in siting, scale, design; no adverse amenity, highway, drainage impacts; suitable parking/services. Officer tested against all criteria (a-n), concluding acceptable subject to reserved matters.
Environment Policy 42
New development must reflect local character, no inappropriate backland or removal of green spaces contributing to amenity. Site assessed as not backland, hidden from streetscene, no significant green space loss.
Transport Policy 3
Protects rail routes for tourism/leisure. Not relevant as site not on/near rail route.
Transport Policy 7
Requires parking per standards. Condition C4 imposed for reserved matters to include turning facility and two parking spaces per dwelling.
Time limit for reserved matters
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Reserved matters approval
Approval of the details of siting, design, external appearance of the dwelling, internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Approved plans
This approval in principle relates to the erection of two dwellings on the land defined by the red line on drawing no. 01 rev. P1 date stamped the 4th October 2010. For the avoidance of doubt no planning approval should be inferred by this planning approval for the indicative layout shown within the submitted planning application.
Parking and turning
Any subsequent reserved matters planning application must include an on-site turning facility for vehicles and at least two on-site car parking spaces.
Approved, subject to condition that dwellings no greater than two-storey in height
Do not oppose
Statutory consultees including Highways, Drainage, Manx Electricity, and Onchan Commissioners raised no objections to application 10/01457/A, subject to specific drainage and utility conditions; a private objection cited access, privacy, and stability concerns, while a historic b…
Key concern: potential historic significance of Cliff Cottage as the original "Miller's House"
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Conditions requested: a condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
Douglas Drainage
Conditional No ObjectionNo Objection in Principle subject to:-; The proposed dwellings must be connected to the Public Sewer network in accordance with The Isle of Man Sewerage & Water Authority requirements
Conditions requested: Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application; A Communication Fee will be payable to the Department of Transport in respect of each drainage connection (two number); There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); these comments could be incorporated in the approval notice
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implication
Onchan District Commissioners
Conditional No ObjectionThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following condition
Conditions requested: Consideration could be given to adding a condition that the new units should be no more than two storey
Ian K Bleasdale Chartered Surveyor
No CommentI have a feeling that I have read somewhere about this house having historic significance as being the original "Miller's House" to the later laundry building below. Could this be investigated please and then some thoughts directed as to whether, if I am correct, it should be Registered?
