20 August 2014 · Planning Committee
The Warehouse Bargrill, Harbour Road, Onchan, Isle Of Man, IM3 1bg
The proposal involved building 16 three-storey semi-detached houses (one detached) with roof accommodation on a 1.2 hectare brownfield site surrounded by housing, originally zoned for tourism but previously approved for sheltered housing.
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The officer considered the site eminently suitable for housing despite tourism zoning, citing prior appeal approval for 24 sheltered apartments (08/00909/B) where inspectors raised no principle object…
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential in residential areas if fitting density/massing/design/character of adjacent dwellings. Site tourism-zoned but officer applied principles; found revised layout/footprint fits surrounding housing density, design with flair/contemporary elements in keeping despite bungalows nearby.
Onchan Local Plan 2000 Policy O/RES/P/20
Requires 3 parking spaces/dwelling. Proposal provides 2 on-site spaces/unit, according with Strategic Plan TP7 standards rather than stricter local policy; officer deemed sufficient.
Strategic Policy 1
Best use of previously developed land, efficient site use, utilise infrastructure. Brownfield restaurant site in urban Onchan optimises redundant land sustainably.
Strategic Policy 2
Locate in existing settlements. Onchan service centre, surrounded by housing.
Strategic Policy 5
Positive environmental contribution via design. Praised attractive layout, materials, landscaping creating identity/place.
Strategic Policy 10
Integrated transport minimising car trips, highway safety. Spine road/parking consulted with Highways.
Strategic Policy 2 - Priority for new development to identified towns and villages
Concentrate development in service centres like Onchan for housing.
Spatial Policy 5
Within defined settlements.
General Policy 1
Regard to Development Plan and material considerations.
General Policy 2
Principles applied despite tourism zoning: respects surroundings (siting/layout/scale/design), amenity, parking, trees, highway safety, services.
Housing Policy 4
Housing in towns/villages. Onchan qualifies.
Housing Policy 5
25% affordable on 8+ dwellings; commuted sum £160k agreed in lieu via S13.
Recreation Policy 3
Open space for 10+ dwellings; commuted sum £19k agreed in lieu due to site constraints.
Transport Policy 7
Parking per standards; 2 spaces/unit provided.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Roof materials
Natural slate shall be used for the roof materials.
Parking and turning
The development hereby approved shall not be occupied until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Obscure glazing
The proposed first floor bathroom windows in the rear (south) elevation of Plots 5 to 9 inclusive shall be glazed with obscure glass to Pilkington Level 5 or equivalent. The window shall also be non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed. The windows shall be permanently retained as such.
Tree protection
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees and other existing or proposed landscape areas in positions to be indicated on plans to be first submitted to and approved in writing by the Planning Authority. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant, equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.
recommend approval
no objection subject to tree protective fencing
no objection, subject to conditions
notes welcome changes easing development density, no further comment
advisory notes
