28 January 2022 · Head of Development Management (Stephen Butler)
3, Mount View Road, Onchan, Isle Of Man, IM3 4ab
The proposal involves modifying an existing two-storey detached house with an attached flat-roofed garage, including adding a pitched roof with rooflights to the garage rear, blocking up ground floor windows on the west elevation, installing new sliding doors and windows at the rear, enlarging a first-floor window, rep…
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The officer assessed the proposal against General Policy 2 (GP2) and Transport Policy 7 (TP7) of the Isle of Man Strategic Plan 2016, finding it compliant due to its acceptable impact on character, am…
General Policy 2
GP2 sets general standards for acceptable development, including character/appearance (b,c), neighbouring amenity (g), and highway safety (h,i). The officer tested the proposal's roof alterations, cladding, windows, summerhouse, and driveway against these, finding them subservient, minimal impact on neighbours via reduced overlooking, and no new highway issues, thus compliant in a Predominantly Residential area.
Transport Policy 7
TP7 with Appendix 7 sets parking standards. The widened driveway to an existing access was assessed for visibility and streetscene impact; while removing over 50% of front garden, partial retention and existing operational access made it acceptable without worsening safety.
Residential Design Guide 2021
Material consideration for good neighbourliness and overlooking. Assessed alongside GP2(g); blocking windows and minimal first-floor impact satisfied these aspects with no adverse neighbour effects.
Community Policy 7
Requires reducing outbreak of fire. As an alteration/extension to existing dwelling with no new issues anticipated, it complied without tension.
Community Policy 11
Prevents criminal activity. Proposal raised no new concerns for existing residential property.
Infrastructure Policy 5
Concerns water conservation. No increase in water usage or new runoff issues from pitched roof, as handled per existing arrangements.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection subject to all vehicular access arrangements to accord to drawing titled, 'proposed plans and elevations'.
Approved for planning purposes only.
Highways Development Control raised no objection subject to conditions including a Section 109(A) Highway Agreement and drainage arrangements; Onchan District Commissioners initially requested deferral but later recommended approval.
Key concern: Section 109(A) Highway Agreement required post planning consent
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe level of achievable visibility from the access is acceptable to Highways.; The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection subject to all vehicular access arrangements to accord to drawing titled ‘Proposed Plans and Elevations’.; The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent.
Conditions requested: all vehicular access arrangements to accord to drawing titled ‘Proposed Plans and Elevations’; Section 109(A) Highway Agreement to be made post planning consent for extending the driveway and dropped crossing; prevent water from flowing out onto or damaging the public road; existing road drainage must either be retained or an effective alternative scheme provided at the Applicant’s / Developer’s expense on a satisfactory arrangement being drawn up and agreed with the Highway Services’ Drainage team
Onchan District Commissioners
No CommentThe Commissioners request that the above application be DEFERRED until further written notification on the grounds that: 'To be considered at the next meeting of the Commissioners on 10th January 2022'.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
