18 November 2005 · Planning Committee (review approval)
Land Adjacent To Cliff Cottage, Back Shore Road, Laxey, Isle Of Man, IM4 7dh
The proposal involves building three pairs of two-storey semi-detached dwellings on a 0.75-acre sloping site previously used as a garden for Cliff Cottage, with access from the Larch Hill Grove cul-de-sac turning head and a new drive to the existing Cliff Cottage (to be refurbished without planning permission needed).
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The site is zoned 'Proposed Predominantly Residential' in the Onchan Local Plan, with the previous appeal inspector (PA 98/0608) accepting the principle of residential development despite refusing fou…
Policy O/RES/P/19 of Planning Circular 1/2000
Requires new dwellings in residential areas in keeping with density, massing, design and character of adjacent dwellings. Assessed compliant as 10.6 dwellings/acre (slightly below adjacent 10.9), satisfactory layout/privacy/outlook, massing/design matching existing two-storey semis.
Onchan Local Plan 2000 Policy O/RES/P/20
Requires at least 3 parking spaces per dwelling. Proposal provides 2 spaces/unit, overruled as outdated vs emerging Strategic Plan/DoT standard of 2; Onchan inspector previously called 3-space rule unwise.
Onchan Local Plan Recommendation O/RES/R/2
Requires compliance with Manx Roads. Satisfied as Larch Hill (4.8m wide, 1.8m footways) meets minor road standard for 50 dwellings (proposal 32 total); turning provision shown.
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale/design, no adverse amenity/traffic impacts, adequate parking. Satisfied via compatible design, 2-space parking, no highway objection.
No highway objection; Larch Hill meets minor road standards for 50 dwellings; adequate off-street parking for development
No objection to proposed foul/surface water drainage to public systems
No comment on merits but recommend consultation on hydrants/fire access
No comment on merits; request informative note
Highways Division supports the development stating no adverse traffic impact and compliance with Manx Roads standards for up to 50 dwellings; DAFF Wildlife Officer has no objection with condition to retain bat corridor trees; Onchan District Commissioners object due to insufficie…
Key concern: exceeds Manx Roads 2 limit of 25 dwellings per cul-de-sac
Department of Transport Highways Division
SupportNo adverse traffic impact.; This type of road is capable of serving up to 50 dwellings in a cul-de-sac.; This allocation of parking is adequate to serve the needs of the development
Onchan District Commissioners
ObjectionThe proposed development cannot therefore meet the requirements of either the Local Plan, nor Manx Roads 2 unless additional off street parking is provided.; Manx Roads 2 also limits the number of dwellings off a cul-de-sac to 25.
Conditions requested: additional off street parking is provided
DAFF Wildlife and Conservation Officer
Conditional No ObjectionThere has been no designation made in respect of this land under the Wildlife Act.; I would not see a problem in creating access from above if necessary (necessitating the loss of a couple of small sycamores)
Conditions requested: This line of mature trees should therefore be retained in order that bats can continue to move through and feed in this area.
IoM Water Authority
No ObjectionThe original application PA05/01709/B for six semi-detached dwellings and new access to Cliff Cottage was approved by the Planning Committee on 11 November 2005 and confirmed at review on 10 February 2006. Onchan District Commissioners appealed, citing parking shortfalls, cul-de-sac capacity exceeding Manx Roads 2 limits, and amenity impacts. The applicant argued the site is zoned residential in Onchan Local Plan, previous refusal issues (PA98/0608) addressed via bat survey, tree retention, and DoT confirmation of highway adequacy; parking of 2 spaces per dwelling aligns with emerging Strategic Plan. The inspector agreed the principle is acceptable on zoned land, previous concerns overcome, parking/access satisfactory per DoT and modern standards, no undue harm to amenity or ecology. Appeal dismissed, Planning Committee approval upheld.
Precedent Value
Demonstrates that previous refusals can be overcome with targeted evidence (ecology surveys, highway confirmation); emerging strategic policies can override local plan standards on parking/highways; efficient use of zoned sites weighs heavily amid housing shortages.
Inspector: Terrence Kemmann-Lane
