19 May 2021 · Head of Development Management (Stephen Butler)
Fern Glen, 70, Groudle Road, Onchan, Isle Of Man, IM3 2ez
The proposal seeks approval in principle for a single-storey detached double garage with a footprint not exceeding 30 square metres, located to the east of the main dwelling and adjacent to the entrance at Fern Glen, part of the residential curtilage of 70 Groudle Road, Onchan.
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The officer judged that 'the principle of a double garage on this site would be acceptable and comply with the relevant planning policies of the Isle of Man Strategic Plan 2016, the Area Plan for the …
General Policy 2
Requires development in residential zoning to respect site/surroundings in siting, scale, design; not adversely affect visual amenities, habitats, residential amenity, highway safety, or flooding. Officer assessed the garage principle and siting as compliant at this stage, with detailed design reserved; visual impact mitigated by location behind bank/hedgerow and future sensitive design.
Environment Policy 4
Requires protection of protected species/habitats. Condition requires future Reasonable Avoidance Measures for common lizards, in line with policy and Wildlife Act 1990.
Environment Policy 5
Supports avoidance of impacts on wildlife. Condition mandates measures for lizards and breeding birds, following DEFA advice on site records.
Time limit for reserved matters
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reserved matters approval
Approval of the details of design, external appearance of the garage, internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Reserved matters details
Details of the new garage (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Department before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved.
Private use only
The garage hereby approved shall be used for the parking of private cars/domestic storage only and shall not be used for the parking of commercial vehicles and/or for the repair/maintenance of commercial vehicles or any other commercial business.
Protected species measures
Any future Reserved Matters application shall include a Reasonable Avoidance Measures statement for Common Lizards to ensure that the development is undertaken in line with Environment Policies 4 & 5 of the Isle of Man Strategic Plan 2016 and so that an offence is not committed under the Wildlife Act 1990. The statement should also include measures for the avoidance of breeding birds which may also be on site.
no significant negative impact upon highway safety, network efficiency and/or parking. If appropriate, a pre-commencement condition to apply for garage dimensions.
no flood risk management.
recommend the application is approved
Multiple consultees responded to planning application 21/00226/A for approval in principle of a detached garage at Fern Glen, Groudle Road, Onchan, with most raising no objections but DEFA Biodiversity requesting conditions for lizard and bird protection, and Highways suggesting a condition on garage dimensions.
Key concern: potential for Common Lizards or their places of shelter to be damaged, destroyed, or disturbed
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team have multiple records of Common Lizards in this location.; Common Lizards are protected under Schedule 5 of the Wildlife Act 1990.; All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: a condition is secured for the next stage of the application to be accompanied by a Reasonable Avoidance Measures statement for Common Lizards; The statement should also include measures for the avoidance of breeding birds
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Do not oppose
Conditions requested: a pre-commencement condition to apply for garage dimensions
Department of Infrastructure (DOI) Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
