28 October 2005 · Planning Committee (review decision)
Land To Rear Of Garage, Church Road, Onchan, Isle Of Man, IM3 1lq
The proposal sought approval in principle for erecting a two-storey workshop, storage and office unit on a 0.07ha site behind Haydn Minay's Garage in Onchan, accessed via a private lane. The site is zoned for residential/office/retail mixed use under the Onchan Local Plan 2000, with a small part in the Onchan Conservat…
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The Planning Committee refused due to lack of sufficient details on vehicle parking, access arrangements, sightlines and visibility splays, preventing full assessment.
Onchan Local Plan (adopted by Tynwald March 2000)
Zones site for residential/office/retail mixed use development. Officer assessed proposal's workshop/storage (industrial) use as non-conforming, despite ancillary office; existing non-conforming uses nearby (e.g. garage) do not justify adding another, as zoning protects residential amenity. Policy aims not to perpetuate inappropriate uses via new buildings.
no comment on merits, requested informative note if approved
no objection, recommended dropped kerbs, tactile paving, 5% disabled parking, Part M building regs compliance
Multiple statutory consultees and residents objected to planning application 05/01605/A primarily due to highways access and parking concerns, non-conformity with residential zoning, and impacts on the conservation area.
Key concern: insufficient details of access, parking and visibility splay
IoM Water Authority
Conditional No ObjectionFor connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section, tel. 69 59 58
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
DOT Highways Division
ObjectionThe development requires at least 7 off street parking spaces; To ensure adequate access and vehicle parking facilities and in the interests of road safety; The Department must sustain its objection to the planning application
Onchan Commissioners
ObjectionThe Commissioners would respectfully ask that the appeal be dismissed and the application REFUSED
The original application 05/01605/A for approval in principle for a workshop, storage and office unit was refused by the Planning Committee on 21 October 2005 and confirmed on review on 20 January 2006, citing conflict with mixed use zoning (Residential/Office/Retail), detriment to residential amenity through noise, visual impact and traffic, and insufficient detail. The appellant argued the site is unsuitable for residential/retail, currently wasteland, screened from view, with no noise issues at existing site and adequate parking/access. The inspector considered impacts on amenity via noise, traffic and visual effects, conflict with Onchan Local Plan zoning prohibiting industrial uses, harm to conservation area views and residential amenity despite existing non-conforming uses, and suitability for alternative uses. The inspector recommended dismissal due to unacceptable harm, and the appeal was dismissed.
Precedent Value
This appeal demonstrates strict enforcement of local plan zoning against industrial in mixed residential/office/retail areas, even with existing non-conforming uses and site dereliction; applicants must show compatibility with zoning intent and no amenity harm, considering future occupiers.
