27 July 2006 · Planning Committee
88, King Edward Road, Onchan, Isle Of Man, IM3 2au
The application sought full approval for a layout of six new dwellings (replacing one existing at Far End with two, and adding four on adjacent zoned land), including garages, internal roadway and drainage on a steeply sloping site at the edge of Onchan's built-up area overlooking the coast.
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The officer recommended refusal primarily because the four dwellings on the eastern zoned land directly contravened policy O/RES/P/9 of Planning Circular 1/2000 (Onchan Local Plan), which explicitly s…
Policy O/RES/P/9 of Planning Circular 1/2000 (Onchan Local Plan)
Requires site adjacent to Far End suitable for maximum of three new dwellings, responding to natural contours without underbuilding, retaining/enhancing public footpath, single cul-de-sac access from King Edward Road with gradients <=1:10, and 3 parking spaces per dwelling (one behind building line). Officer strictly applied maximum three-dwelling limit due to site's gateway position, judging four dwellings excessive despite general density not high; previous inspector flexibility suggestions rejected by Department/Tynwald. Proposal failed density test outright.
Recommend approval; note Local Plan restrictions but accept applicant's case
Supporting proposal; best plans for the site seen so far
Acknowledges Onchan Plan but suggests proposed development sufficiently demonstrated
No adverse traffic impacts subject to imposition of conditions
Do not oppose subject to standard notes; sufficient flow/pressure in water main
Do not oppose subject to standard notes
Do not oppose subject to standard notes
SPMC&E initially supported but later strongly objected to the proposal for exceeding Onchan Local Plan density limits of 3 dwellings; DAFF objected due to impacts on protected lizards and lowland heathland; utilities authorities raised no objections but requested contact for connections.
Key concern: protected lizard colony and heathland habitat destruction
Society for the Preservation of the Manx Countryside and Environment
SupportWe therefore are happy to support this present application.
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society has repeatedly objected to these and OBJECTS likewise to this. We are VERY STRONGLY OPPOSED to new development being allowed to spread along the coastline.; Amended plans only relate to highway visibility splays. Our original objections stand.
DAFF Wildlife and Conservation Division
ObjectionWe object to plans to build on the lizard colony area; recommend that the bank stripped of heathland and lizard habitat be returned to heathland for recolonisation by the lizards.; We wish to see the heathland retained wherever feasible
Conditions requested: bank stripped of heathland and lizard habitat be returned to heathland for recolonisation by the lizards; developers ensure that lizards do not enter the site during development; reptile fencing; lizard survey if plots extend further down the slope; low fencing to prevent lizards entering development area; check development area for further lizards before work proceeded
Isle of Man Water Authority
No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority
Conditions requested: 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; For 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
Manx Electricity Authority
No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.
Conditions requested: applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
The original application 02/1755 for 4 three-storey apartment blocks containing 12 apartments with parking and landscaping was refused by the Planning Committee primarily for conflict with Onchan Local Plan Policy O/RES/P/9 limiting the site to a maximum of three dwellings and for overdevelopment harmful to character. The appellant argued the policy should be treated as guidance, citing sustainable development needs, modern design fitting the context, no harm to amenities or nature conservation, and improvements over prior refused schemes. The inspector acknowledged design merits and accepted principle of development but found the scheme contrary to the recent Local Plan policy interpretation excluding apartments, with excessive mass, hard surfacing, proximity to coastal footpath, and lizard habitat impacts outweighing benefits, recommending dismissal. A subsequent appeal for six individual dwellings (06/00212/B) repeated similar policy conflicts and was dismissed for visual/environmental harm, poor inter-dwelling relationships causing overlooking, and strict adherence to Local Plan limits over emerging sustainable policies.
Precedent Value
Appeals demonstrate strict enforcement of recent Local Plan site-specific limits (max three single dwellings) at prominent coastal edges outweighs general sustainable density arguments or emerging Strategic Plan; future applicants must propose low-density individual houses matching adjacent character, avoiding apartments/multi-unit blocks and ensuring habitat retention/mitigation.
Inspector: R E Wilson
