14 May 2013 · Planning Committee
117, King Edward Road, Onchan, Isle Of Man, IM3 2ax
The proposal involved demolishing a single-storey bungalow (144.59 sqm floor area, 13.5m width, 7.8m depth, 5.5m height) and erecting a replacement three-storey glazed modern dwelling of the same width but greater depth (18.5m), height (11.5m) and floor area (467.16 sqm, a 223% increase), finished in painted render wit…
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The officer considered the principle of residential replacement acceptable in the Predominantly Residential zoning per Onchan Local Plan.
Policy O/RES/P/19 of Planning Circular 1/2000
Requires new residential properties in designated areas to fit with density, massing, design and character of adjacent dwellings. Assessed as compliant given mixed property types, varying heights due to topography, and precedents of modern replacements.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect character, amenity, highways, views, parking etc. Officer found proposal satisfied criteria via separation distances, parking, limited amenity impacts, and contribution to varied streetscene.
Housing Policy 4
Permits replacement of existing dwellings. Principle of replacement accepted in residential area.
Housing Policy 6
Residential development per area plan brief or criteria in para 6.2. Complied absent prescriptive brief, with good design encouraged.
Transport Policy 7
Requires parking per standards (2 spaces/unit, 1 behind front). Proposal provided 5 spaces (2 in garage) exceeding standards.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval for the demolition of the existing single storey dwelling and erection of a replacement dwelling relates to Site Location Plan, Design and Access Statement and drawing number 12.0858.1, 12.0858.2A, 12.0858.3, 12.0858.4, 12.0858.5, 12.0858.6 and 12.0858.7 all date stamped 5th March 2013.
Ground floor apartment use
The proposed ground floor apartment may be used in association only with the main dwellinghouse '117 King Edward Road' and for purposes incidental to the main use of the main dwellinghouse as a single dwelling.
no objection
do not oppose, request contact with Network Operations prior to highway works
no objection subject to connection to public sewer, no surface water to foul drains
no objection in principle but concerns on height; inaccuracies in design statement not material
Statutory consultees (Highways, Water Authority, Onchan Commissioners) raised no objections with conditions on highways works and drainage; multiple residents objected strongly to the scale, height, and overshadowing of the proposed three-storey dwelling.
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions
Conditions requested: The proposed development must be connected to the public sewer(s). 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 drainage communication Fee will be payable to the Isle of Man Water & Sewerage Authority in respect of this drainage connection.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority.
Director of Highways
Conditional No ObjectionDo not oppose subject to the imposition of the following condition
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
