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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a parcel of land that is located on the northern side of within Manor Park in Onchan. The proposed development comprises the erection of a boundary wall along the roadside boundary of the application site.
The application site has been the subject of a number of previous planning applications that has resulted in planning approval for the erection of two dwellings on the application site. At the time of writing these dwellings are currently under construction.
Onchan District Commissioners recommend that the planning application be approved.
The Department of Transport Highways Division object to the planning application on the grounds that they consider that the height of gate pillars will impair visibility when exiting the drive.
In terms of local plan policy, the application site is located within a wider area of land that is designated as proposed residential under the Onchan Local Plan Order 2000. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one paragraph and one policy that refer to development within Manor Park:
Paragraph 4.20 relates to plots within Manor Park and states:
"There are remaining a number of plots off the slowly developing site known as Manor Park which have yet to be developed. Manor Park is accessed from Harbour Road and runs parallel to Howe Road in a west-east direction. The dwellings in Manor Park are of two distinct types: on the southern side the properties are larger and appear as single storey toward the road and two storey toward the sea. The dwellings on the other side of the road, backing onto Howstrake Heights are smaller, mostly mock-Tudor in detailing and finish and appear as split level taking advantage of the fall in the slope of the land. The Department is of the opinion that this area in general should be completed as soon as possible and in this context should remain zoned as predominantly residential. All new properties should be designed to complement existing house types and not be detrimental to the outlook or amenities of those existing properties alongside, in front or behind."
Policy O/RES/P/7 relates to plots within Manor Park and states: "Development of the remaining plots within Manor Park will be permitted for residential purposes where such development responds to the style and density of development on each side of the road and where the amenities (outlook, light and privacy) of existing properties which abut the site are not adversely affected."
Policy O/RES/P/21 relates to the extension of dwellings and states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
The planning application seeks approval for the erection of a boundary wall along the roadside boundary of the application site.
The proposed wall is similar to existing walls found elsewhere within the surrounding area. As such, it is considered to be in keeping with the area and acceptable within the street scene. On the basis that Manor Park is a cul-de-sac, that the wall is set back from the highway, and that pedestrians would normally be visible through the proposed railings it is considered that the objection from the Department of Transport Highways Division is not a sustainable reason for refusing the planning application.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 17.11.2009
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing no. 657/001 date stamped the 7th October 2009.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer.
Decision Made: Permitted Date: 19 November 2009 Signed: __________________________ Senior Planning Officer
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