17 November 2021 · Delegated - Principal Planner Abigail Morgan
Strathallan Cliff, Strathallan Road, Onchan, Isle Of Man, IM3 1nn
The proposal involves creating a pedestrian access opening measuring 1.65m by 1.7m in the large front boundary wall of Strathallan Cliff House, a traditional detached dwelling on Strathallan Road, Onchan, with vertical boarded hardwood gates opening inwards. Part of the work is retrospective.
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The officer assessed the proposal against character and appearance under General Policy 2 (GP2), noting that Strathallan Road features several properties with large front boundary walls broken by pede…
General Policy 2
GP2 sets out general Development Control considerations including design (siting, layout, scale, form), wider impact on amenity and locality character, and highway safety. The officer found the gate respects the site and surroundings, matching the traditional property style and common streetscene features without detracting from character. This tipped the balance to acceptability.
Housing Policy 16
HP16 states that extensions of non-traditional dwellings or those of poor form will not be permitted if increasing public visual impact. Noted in context of para 8.12.2 against countryside development detracting from amenities, but the minor pedestrian gate alteration was not seen as increasing impact.
Transport Policy 4
TP4 relates to highway safety and pedestrians. Assessed via Highway Services consultation; no issues raised with inward-opening gate of suitable pedestrian/maintenance width.
Transport Policy 7
TP7 relates to parking standards. No parking issues identified; gate too narrow for vehicles.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Gate opening direction
The gate on installation must open inwards as shown on drawing No. GA1A received the 15th July 2021 and retained as such thereafter. Reason: for the avoidance of doubt and Highway Safety
No significant negative impact upon highway safety, network efficiency and/or parking. Gate must open inwards.
Recommend the application be approved for Planning purposes only after a change to the proposal.
DOI Highways do not oppose the application with advice that the gate must open inwards; Onchan District Commissioners recommend approval initially subject to pedestrian access only condition then unconditional approval on amended plans; two neighbouring residents object strongly requesting refusal and wall reinstatement.
Key concern: access was never existing and hole created for prior unauthorised development 16/01050/B requiring wall reinstatement
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. The Applicant is advised that the gate must open inwards.
Department of Infrastructure (DOI) Highways Division
No ObjectionHighways DC notes the amended description notified on 1 September 2021 and continues to not oppose this proposal on any gates to open inwards.
Onchan District Commissioners
Conditional No ObjectionThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following condition:- "Subject to pedestrian access only."
Conditions requested: Subject to pedestrian access only.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
Onchan District Commissioners
No Commentthe title of the application appears to be incorrect. The application title refers to an existing pedestrian access... It would appear that a retrospective application is now required for previously unauthorised works.
Resident at 6 Strathallan Park
ObjectionWe are objecting to application 21/00786/B; We ask that this planning application be refused
Conditions requested: wall is reinstated to its former self
Resident at 9 Strathallan Park
ObjectionFor the purpose of continuity we are objecting to application 21/00786/B; We ask that this planning application be refused and that the wall is reinstated to its former self
Conditions requested: wall is reinstated to its former self
