24 June 2011 · Senior Planning Officer (delegated authority)
Land To Rear Of Garage, Church Road, Onchan, Isle Of Man, IM3 1lq
The proposal was for approval in principle to erect lock-up garages on a hardstanding area to the rear of an existing garage on Church Road in Onchan, within a mixed-use zone and partly in the Onchan Conservation Area.
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The officer concluded that lock-up garages would lead to increased daily activity, noise, and disturbance harming residential amenity, as the site adjoins homes like Dukes Glebe (5m away) and usage co…
General Policy 2
Requires proposals not to adversely affect amenity of local residents, character of locality, or highway safety. Officer assessed that noise/disturbance to adjoining homes, visual harm, and unsafe access/visibility failed these tests, with increased evening activity differing from existing commercial use tipping the balance against approval.
Environment Policy 35
Requires development to preserve or enhance Conservation Area character/appearance. Replacing open hardstanding 'breathing space' with garages would harm visual amenities and special features, at odds with adjoining residences despite mixed zoning.
recommend that the application be APPROVED for planning purposes only
No Objection subject to conditions on surface water discharge
no objection to lock up garages on conditions: private use only; roadway surfaced before work
Highways Division objects due to inadequate access width, visibility splays, and manoeuvrability issues; Water & Sewerage Authority withdraws objection with no objection subject to drainage conditions; Onchan District Commissioners recommend approval.
Key concern: inadequate access width and visibility splays
Department of Infrastructure Highways Division
ObjectionThe access to the garages requires to be 4.1m wide for its entire length; Vehicular visibility of 2m x 90m is required to the left and pedestrian visibility of 2.1m x 2.1m in both directions; This application is recommended for refusal.
Isle of Man Water & Sewerage Authority
Conditional No ObjectionThe Authority would like to withdraw our objection, as amended drawing number JTS 10, address the Authority’s concerns; No Objection: - subject to the following conditions; so as to comply with the requirements of the Isle of Man Water & Sewerage Authority, Drainage Division and the Sewerage Act 1999
Conditions requested: NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s); surface water to be discharged via soakaway subject to Building Control approval, otherwise alternative disposal required
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
