12 July 2004 · Minister for Local Government and the Environment
Site Of 3, King Edward Road, Onchan, Isle Of Man, IM3 2ja
The site is an end-terrace three-storey dwelling in poor condition at the western side of King Edward Road, Onchan, designated as Predominantly Residential in the Onchan Local Plan 2000. The proposal sought full planning approval to demolish the existing rear outlet (extension), rebuild it 1.2m higher and 2.3m longer, …
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The Minister accepted the independent inspector's recommendation following a public inquiry, refusing permission because 'the proposed development of the site to create four apartments would result in…
Onchan Local Plan 2000
Requires 1 car parking space per bedroom in apartments (8 spaces for 8 bedrooms proposed). Proposal provided only 6 spaces; officer noted shortfall but argued proximity to public transport and on-street availability acceptable in built-up area. Inspector disagreed, finding inadequate provision without demonstration of additional on-site feasibility, exacerbating overdevelopment.
approved subject to 2 additional parking spaces on-site to meet Onchan Local Plan (1 space per bedroom)
no objection subject to prior consultation on fire precautions
Multiple objections from neighbouring residents, Isle of Man Water Authority, Highways Division, and Onchan Commissioners regarding loss of light, parking/access issues, water supply capacity, and traffic concerns; Water Authority offered conditional no objection.
Key concern: insufficient water supply capacity from ageing Glencrutchery works
B P and B M Frost
Objectionthe proposed reconstruction in it's present form will have a significant impact on our property at number 5 King Edward Road Onchan, in that it will severely reduce any natural light; the conversion from a family home into four two bedroom flats is over development of the site; The parking is destined to be a nightmare
Conditions requested: restriction on work hours: not before 09.00 and not after 18.30 Monday to Friday, total ban on Saturdays and Sundays; no mechanical demolition tools or work at rear before 09.00
R and D Casement
ObjectionThe said property does not have access to the rear lane and has never enjoyed or benefited from any access; six parking spaces are not sufficient for the size of the property
Conditions requested: hours of work restricted due to young family
Isle of Man Water Authority
Conditional No Objectionthe Authority considers the application to be premature; the Authority cannot at present guarantee to provide supplies of potable water to any additional developments
Conditions requested: No construction of the proposed dwellings shall commence until such time as the Isle of Man Water Authority gives notice in writing to the Committee that the Authority will within six months of the date of such notice have the capacity to provide to the proposed dwellings a supply of wholesome water sufficient for the domestic purposes of the proposed dwellings.
Department of Transport Highways Division
ObjectionThe proposed parking arrangements do not permit safe egress into the access lane by vehicles.; The status of the access lane off King Edward Road is not suitable for sustaining the increase in traffic that will be generated by the proposed apartments.
Onchan Commissioners
Conditional No ObjectionThe Onchan Local Plan 2000 recommends a provision of 1 car parking space per bedroom for apartments and they would recommend that an additional 2 Nos car parking spaces be provided on site to meet this ratio.
Conditions requested: additional 2 car parking spaces provided on site to meet Onchan Local Plan 2000 ratio of 1 space per bedroom for apartments
Isle of Man Fire And Rescue Service
No CommentI do not require to appear at the review hearing provided that the previously submitted written observations made on my behalf are taken into consideration
The original planning application (04/0923/B) for demolition and rebuilding of the rear extension, renovations, and conversion of Parnassus, 3 King Edward Road, Onchan into four self-contained apartments with parking was approved by the Planning Committee following a balancing exercise despite parking shortfalls and neighbour objections. Neighbours at No.5 (appellants B.P and B.M Frost) appealed citing loss of light/sunlight, overdevelopment, inadequate parking/access, and visual imbalance. The applicants and Committee defended the scheme as revitalising a dilapidated building in a residential area, with minimal amenity impacts and acceptable parking given public transport and local precedents. The inspector, after a public inquiry and site visit, identified main issues as highway safety from parking/access and detriment to adjoining amenities; found the access lane unsuitable for additional traffic, parking inadequate (only 6 spaces provided vs required 8), and the taller/deeper extension causing significant harm to No.5's living conditions despite existing poor relationships between properties. The inspector rejected the Committee's balancing exercise, concluding overdevelopment, and recommended upholding the appeal to reverse approval and refuse permission.
Precedent Value
This appeal demonstrates that even in residential areas where redevelopment of dilapidated buildings is supported in principle, proposals must fully address parking standards on-site and avoid amenity harms to neighbours; third parties can succeed by providing site-specific evidence on access/parking realities, and inspectors prioritise highway safety and overdevelopment over general revitalisation benefits.
Inspector: David G Hollis
