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The application seeks approval in principle for the erection of a workshop, storage and office unit on land to the rear of Haydn Minay's Garage on Church Road, Onchan.
In terms of planning policy the application site is within an area zoned for residential/office/retail mixed use development under the Onchan Local Plan. A small part of the application site is also within the Onchan Conservation Area.
There appears to have been previous planning applications relating to similar development by the same applicant. However, due to the condition of the microfiche and level of detail within the archived file I cannot precisely work out the location of these previously planning applications.
Nevertheless, planning application 87/4165 seeking approval for the erection of a steel-framed container office accommodation and siting of containers for builders' storage on a site between Royal Avenue and Church Road was refused on the 9th February 1988 on the grounds that the proposed development as shown in the submitted application would perpetuate a non-conforming land-use and would thereby be detrimental to the amenities of the area. For the previously stated reasons I am unsure exactly where this site is but suspect that it was the parcel of land that now contains the Royal Court residential development.
Planning application 96/0262, which the applicant quotes on the application form, sought approval for a) the change of use of land to storage area for builders' materials and b) the change of use of some land to garden on land to the rear of Haydn Minay Ltd. Element a) was refused on the 27th June 1996 on a number of grounds relating to its detrimental impact and element b) was approved on the 27th June 1996. This appears to be, at least partially, the same application site as this current planning application. I presume that the land forming element b) was subsequently sold off and is now in use as garden.
Onchan District Commissioners have objected to the planning application on the grounds that the proposed use is contrary to zoning on the Onchan Local Plan. The DoT Highways Division has objected on the grounds that there is insufficient information within the planning application with regards to a) parking and access requirements and b) sightline and visibility splay provision. As usual the DoT has directly advised the applicant of their objection but, to date, no further submission has been received. There are objections to the planning application from a number of local residents. Their objections can be summarised as concerns about the proposed use and the zoning of the land, the access arrangements to the site, the impact on parking in the area, the visual impact of the proposed development and the general impact on residential amenity.
Based on the zoning of land and the potential impact of the development on the surrounding area I consider the proposed development to be unacceptable. The proposed use is clearly contrary to the mixed use zoning of the land and whilst there are a number of commercial activities already being undertaken in the surrounding area I do not accept that this should be reason to allow another. Although I accept that the application only seeks approval in principle the building shown within the submitted drawings represents a large development that is probably an over intensive use of the site. Furthermore I consider that the impact of the proposed development particularly in terms of noise disturbance, visual impact and traffic impact would be adversely detrimental on the surrounding area, which includes residential properties. Finally, the planning application is lacking sufficient detail to allow a full assessment. I recommend that the planning application be refused.
Recommended Decision: Refused
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The planning application fails to: a) provide sufficient details of the vehicle parking and access arrangement for the proposed development; and b) provide sufficient details of the access arrangements, including sightlines and visibility splays, for the proposed development.
R 2. Notwithstanding the first reason for refusal the proposed development is contrary to the zoning of the Isle of Man (Onchan Local Plan) Order 2000. Under this local plan the application site is entirely within an area zoned for residential/office/retail mixed use development. The proposed use does not accord with that zoning.
R 3. Notwithstanding the first reason for refusal it is also considered that by virtue of its potential visual impact, noise nuisance, traffic generation and general disturbance the proposed development and its subsequent use would have an unacceptably adverse impact on the amenity of the surrounding area and in particular the residential amenity of the surrounding residential dwellings.
Decision Made : ... Committee Meeting Date : ...
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