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The application site comprises the land at the corner of Main Road and Royal Avenue in Onchan.
The proposed development comprises of alterations to the development previously approved through planning application 05/01027/B.
The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application.
Planning application 05/01027/B sought approval for the erection of a block of 25 apartments with parking to basement and refurbishment of existing adjacent building to provide two shops or office units with duplex apartment over. This previous planning application was initially considered and approved on the 4th November 2005, with the initial approval decision notice issued on the 10th November 2005.
Onchan District Commissioners recommend that the planning application be approved.
The Isle of Man Water Authority request that an informative note be attached to any approval decision notice.
Whilst the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no other policies within the plan that are specifically material to the assessment of this current planning application.
The application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. There are no policies within the accompanying written statement that are specifically material to the assessment of this current planning application.
The planning application proposes alterations to the external appearance of the building previously approved by previous planning application 05/01027/B and new landscaping details. The landscaping details are considered appropriate for the location of the development.
Given the historic interest of the existing building contained within the site and the importance of its integration within the overall development the application has been primarily assessed by the Building Conservation Officer. Their report on the planning application is as follows:
As the Royal Buildings are located within the Onchan Conservation Area, I have therefore considered the content of the application with particular consideration to POLICY CA/2 - SPECIAL PLANNING CONSIDERATIONS, POLICY CA/4 - PROPOSALS FOR PRESERVATION AND ENHANCEMENT and POLICY CA/6 - DEMOLITION as set out within Planning Policy Statement 1/01.
The proposed is the amendments to the New Apartment Building formerly approved under 05/01027. This application proposes alterations to the elevations. Those alterations are:
Main Road Elevation: The removal of the eaves dormers, to be replaced with one, central bay with roof extended over; a change in the fenestration in the gables to allow for opening lights and the re-organisation of the roof lights in the roof slope.
The Rear Elevation: a change in the fenestration in the gables to allow for opening lights and the re-organisation of the roof lights in the roof slope, the removal of the dormers on to Royal Avenue and subsequent lifting of the eaves to accommodate two windows. There are also some additional louvred doors which relate to the addition of a Metre Cupboard in the Basement.
The Side Elevation: This quite different. The gables are steeper due to a reduction in the width of these sections. There is now considerably less fenestration along the boundary and the render band at cill level, first floor has been removed.
Royal Avenue Elevation: The dormers on to Royal Avenue have been removed resulting in the lifting of the eaves to accommodate two windows and there is an amendment to the roof behind the Old Royal Buildings.
I do not consider that any of these alterations are contentious and in the case of the loss of the dormers to all elevations, I consider that it is a considerable improvement on the previously approved scheme.
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.
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.
Recommended Decision: Permitted Date of Recommendation: 14.08.2007
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 07 rev. F, 08 rev. F, 11 rev. A, 100 rev. D, 101 rev. G, 102 rev. G, 103 rev. E, 104 rev. E, 105 rev. A, 200, 201, PL290/1 and IOM-sk-02 date stamped the 23rd May 2007.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
N 1. The applicant/developer is recommended to contact the Isle of Man Water Authority to discuss the provision or change of any water 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: 24/8/07
Signed: _________________________ M. I. McCauley Director of Planning and Building Control
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