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The application site comprises the curtilage of a three storey property that is situated on the end of a terrace of three similar properties located on the north western side of King Edward Road in Onchan.
The proposed development comprises of the renovation and refurbishment of the property to provide two one bedroom apartments and one two bedroom apartment.
The application site has been the subject of two previous planning applications that are considered material to the assessment of the current planning application.
Planning application 04/00923/B sought approval for the demolition and rebuilding of rear outlet together with renovations and alterations of existing building to form four self contained apartments with adjacent parking, Parnassus, 3 King Edward Road, Onchan. This previous planning application was initially considered and approved on the 9th July 2004, with the initial approval decision notice issued on the 12th July 2004. At review on the 10th September 2004 the Planning Committee resolved to confirm the approval, with the review approval decision notice issued on the 14th September 2004. A subsequent appeal against the approval was upheld by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal refusal decision issued on the 8th March 2005. Copies of the decision notices for this previous planning application have been placed on the file for the current planning application.
Planning application 05/01307/B sought approval for the demolition and rebuilding of rear outlet together with renovations and alterations to existing building to form three self contained apartments with adjacent parking, Parnassus, 3 King Edward Road, Onchan. This previous planning application was initially considered and refused on the 7th October 2004, with the initial refusal decision notice issued on the 13th October 2004. At review on the 16th December 2005 the Planning Committee resolved to confirm the refusal, with the review refusal decision notice issued on the 22nd December 2005. A subsequent appeal against the refusal was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal refusal decision issued on the 16th May 2006. Copies of the decision notices for this previous planning application have been placed on the file for the current planning application.
Onchan District Commissioners recommend that the planning application be approved.
The Department of Transport Highways Division do not oppose the planning application subject to a condition requiring the widening of the lane to 4.1 metres for a distance of 6 metres from the MER crossing to permit the passage of two way traffic.
The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice. The Manx Electricity Authority requests that an informative note be attached to any approval decision notice. The Disability Access Office requests that the needs of disabled access be taken into account.
The owners and/or occupants of 2 King Edward Road, which is located opposite the application site, objects to the planning application. The grounds for their objection can be summarised as concern that the proposed development will generate inappropriate additional traffic, that it will cause additional car parking problems and that access arrangements are problematic. They believe that the property should be refurbished and retained as a single dwelling.
The owners and/or occupants of 5 King Edward Road, which directly neighbours the application site, comments on the planning application. They state that they are pleased that the proposed development addresses much of the concerns of the previous planning applications and suggest that certain aspects of the car parking provision are appropriately controlled.
The application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states:
"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
The assessment of the development proposed by the planning application is considered to be primarily dependent on three issues. Firstly, the impact of the proposal on the amenity of the surrounding properties. Secondly, the appropriateness of the accommodation proposed by the planning application. Thirdly, the impact of the proposal on car parking provision and vehicular access arrangements. In turn these three issues need to be assessed against the findings of the two previous planning applications.
In terms of simple comparison, previous planning application 04/00923/B sought approval for four self-contained apartments totalling eight bedrooms, previous planning application 05/01307/B sought approval for three self-contained apartments totalling seven bedrooms, and the current planning application seeks approval for three self-contained apartment totalling five bedrooms. It should be noted that the submitted drawing annotates two study rooms that could be readily used as bedrooms, meaning that it would reasonable to say that the current planning application actually proposes three self-contained apartments totalling seven bedrooms.
The degree of extension proposed by the current planning application is reduced from that proposed by the two previous planning applications. The differences can be seen by examining the various submitted drawings against each other. Photocopies onto tracing paper of the most appropriate elevation for comparison purposes have been placed on the file for the current planning application. The alterations are considered to address the previous concerns and reasons for refusal. As such this element of the proposed development and the impact on the amenity of the surrounding area is considered to be acceptable.
The appropriateness of the accommodation proposed by the planning application and specifically the living environment of each of the three apartments is considered to be a significant improvement on what was proposed by the previous planning applications. The main concern previously was the outlook from the living area in apartment two, which was previously at ground floor level and towards an adjacent wall or parked vehicle. This current planning application moves the living area in apartment two to the first floor, therefore removing the previous concern and giving the apartment an acceptable outlook. The outlook from the other two apartments remains acceptable.
The planning application proposes four car parking spaces with the curtilage of the application site. Even if the level of bedrooms is assumed to be seven it is considered that the level of car parking provided in association with the proposed development is acceptable. The manner in which these spaces are used is beyond the reasonable control of planning. The suggested condition from the Transport Division regarding the widening of the lane is not considered appropriate as it has not previously been raised by them and the proposed development includes a useable pull in facility.
Overall, the proposed development is considered to address the concerns of previous planning applications and to be acceptable. It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan District Commissioners; The Department of Transport Highways Division; and The owners and/or occupants of 5 King Edward Road.
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Isle of Man Water Authority; The Manx Electricity Authority; The Disability Access Office; and The owners and/or occupants of 2 King Edward Road.
Recommended Decision: Permitted
Date of Recommendation: 21.11.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s P01, P-02 rev. C, P-03 rev. C and P-04 rev. C date stamped the 7th September 2006.
C 3. Prior to the occupation of any of the apartments the car parking and pull in facility must be set out in accordance with drawing no. P-03 rev. C date stamped the 7th September 2006 and be capable of use.
N 1. For 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. Copies of these documents can be obtained from the IoMWA or alternatively by contacting the IoMWA Byelaws Inspector (Les Quayle on telephone 695957).
N 2.
The applicant/developer is recommended to contact the Manx Electricity Authority to discuss the provision or change of any electrical supply.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 8/12/06
Signed: M. I. McCauley Director of Planning and Building Control
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