13 October 2005 · Planning Committee on review
Site Of 3, King Edward Road, Onchan, Isle Of Man, IM3 2ja
The application sought full planning approval to demolish the existing rear outlet of a three-storey end-terrace dwelling and rebuild it larger, alongside renovations to convert the property into three self-contained apartments (two 2-bedroom and one 3-bedroom) with six car parking spaces accessed via a narrow side lan…
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The officer considered the proposal inappropriate because apartment no. 2 is entirely within the rear outlet with an outlook from its lounge 'either of a parked car or an adjacent boundary wall', cont…
The Conversion of Buildings into Flats
Requires every flat to have outlook from front of buildings, no flat entirely within outlet, pleasant clear outlook from principal rooms. Officer assessed apartment 2 fails as entirely in rear outlet with lounge outlook to parked car or boundary wall.
no objections, recommended approval, would provide planning gain and upgrade poor condition property
no objection subject to Fire Precautions (Flats) Regulations 1996
no objection, requested informative note if approved
Highways Division objects due to inadequate parking access, lane width, and construction; neighbours object strongly on overdevelopment, parking, and amenity impacts; Onchan Commissioners support approval for planning gain.
Key concern: inadequate highway access and lane width per Manx Roads specification
Department of Transport Highways Division
ObjectionThe Department of Transport Highway Division sustain their objection on the following grounds.; A three point turn cannot be carried out within this space and vehicles wishing to undertake this manoeuvre must undertake a five point turn.; The road width is shown as 3.75 metres at its narrowest point.; This statement will not guarantee the lane is constructed to support the additional traffic proposed for this development.
Onchan Commissioners
SupportThe proposed conversion to provide 3 flats would in their opinion provide a Planning gain and upgrade the property from its present poor condition.; the Commissioners remain of the opinion that, on balance, the application be Approved.
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
IoM Water Authority
No ObjectionFor connections to Flats and Apartments the following apply - “Water Supply To Flats And Apartments – Regulations”, and if applicable a “Form Of Undertaking In Respect Of Supply Pipes” will be required.
The original application 04/0923/B for four apartments was approved by the Planning Committee but appealed by third-party neighbours (Frosts at No.5); Inspector Hollis (Appeal 2417) recommended upholding the appeal, reversing approval due to overdevelopment, inadequate parking/access via narrow lane, and harm to No.5's living conditions from taller/deeper rear extension. A revised application 05/01307/B for three apartments sought to address these by reducing units/bedrooms and extension height, but was refused by the Committee citing similarity to prior scheme, Circular 2/88 non-compliance, neighbour amenity harm, and poor access/parking. Appellant arguments focused on material changes, legal access rights, and lane improvements; Inspector Turner recommended the second appeal fail, finding persistent issues with lane traffic safety, cramped/unusable parking, unacceptable outlook for one apartment per Circular 2/88, and daylight loss to No.5 despite minor reductions. Both inspectors identified parking/access and neighbour amenities as decisive issues in a Predominantly Residential area per Onchan Local Plan.
Precedent Value
Demonstrates inspectors strictly apply prior refusal findings as material considerations; minor revisions insufficient without fully resolving access/parking deficiencies and amenity harms in constrained sites; future applicants must demonstrate substantial changes (e.g. lane widening, reduced density matching site fully, compliant outlooks) and secure consultee support.
Inspector: D. G. Hollis (2417); John S Turner (06/0009)
