12 June 2013 · Delegated - Senior Planning Officer (Anthony Holmes)
3, Elm Drive, Onchan, Isle Of Man, IM3 4eh
The proposal involves converting a terrace of three vacant two-storey properties, previously used as a police station, into five residential units: four single-storey apartments and one two-storey maisonette with a small rear extension.
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The site is within an area designated as predominantly residential under the Onchan Local Plan, so the principle of residential use is acceptable.
Policy O/RES/P/19 of Planning Circular 1/2000
Permits erection of new residential properties in residential areas where they fit with density, massing, design and character of adjacent dwellings. Assessed as material despite mostly conversion; minor extension found to respect character.
General Policy 2
Requires development in zoning to respect siting, scale, design, amenity, highways, parking etc. Officer assessed all criteria (a)-(n); found compliant due to low visual impact, no amenity harm, adequate parking improvement, no ecology/highways issues.
Housing Policy 4
New housing primarily in towns/villages per Area Plans. Site in Onchan residential zone qualifies; conversion with minor extension permitted.
Housing Policy 6
Residential zoned land per Area Plan brief or GP2 criteria. No specific brief, so assessed against GP2 and found satisfactory.
Transport Policy 7
Requires parking per standards (Appendix 7: 1 space/1-bed apt, 2/2+ bed). Provided 4 vs required 6, but relaxed due to re-use of former police building, release of 3 on-street spaces (net +1), and Highways confirmation of adequacy.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
The development hereby permitted shall not be carried out except in complete accordance with drawing no.s SC1279/P/00-01, SC1279/P/00-02, SC1279/P/10-01 rev. A and SC1279/P/10-02 rev. A date stamped the 24th April 2013.
Car parking provision
Prior to the first use of any of the apartments the car parking spaces must be set out in accordance with drawing no. SC1279/P/10-01 rev. A date stamped the 24th April 2013 and be capable of use. Thereafter these car parking spaces shall be retained to serve the development for the lifespan of the development.
recommend that the planning application be approved
does not oppose the planning application, stating that the proposal meets current highway standards and policies
recommends that the applicant contact them to discuss the provision of an electricity supply
The original application by Onchan Commissioners to convert the former police station at 1 & 3 Elm Drive, Onchan to five social housing units (four apartments and one maisonette) was approved by delegated Senior Planning Officer decision on 12 June 2013. Local resident Mr P Forrest appealed against the approval, arguing overdevelopment, parking shortages, highway danger, and noise/disturbance. The inspector conducted a site visit on 9 September 2013, found the proposal acceptable in terms of character/appearance, living conditions, and highways (noting net parking gain from released police spaces), and recommended dismissal. The Minister concurred and issued formal approval on 7 October 2013 subject to three conditions.
Precedent Value
This appeal demonstrates that third-party appeals against approvals rarely succeed without strong evidence; net parking benefits from prior non-residential uses can justify below-standard provision; inspector site visits confirm technical assessments over neighbour perceptions.
Inspector: Anthony J Wharton
