27 November 2007 · Director of Planning and Building Control (M. I. McCauley)
141, Royal Avenue, Onchan, Isle Of Man, IM3 1ld
The proposal sought approval in principle to build a new dwelling within the front garden of an existing detached house at 141 Royal Avenue in Onchan, a residential area. This would involve siting the new house forward of the existing one, leading to close proximity between the two properties despite a 25m separation s…
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The officer assessed that the proposed dwelling in the front garden would create an uncomfortable relationship between the existing and new dwellings due to their orientation, compromising amenity for…
Policy O/RES/P/19 of Planning Circular 1/2000
Requires new residential properties in residential areas to fit with density, massing, design and character of existing adjacent dwellings. Officer found proposal fails as it creates uncomfortable relationship compromising amenity of both dwellings due to orientation, akin to reverse backland development.
Onchan Local Plan Policy O/NC/P/5
General presumption against tree removal except commercial felling to facilitate development. No tree survey submitted; site visit confirmed trees provide significant amenity, their loss regrettable and contrary to policy.
General Policy 2
Permits development in line with zoning if it respects siting, scale, amenity, landscape features like trees, parking, and avoids adverse impacts on character/amenity. Failed on amenity harm, tree loss, parking, and landscape respect.
Environment Policy 42
New development must account for local character; inappropriate infill or removal of green spaces contributing to visual amenity not permitted. Proposal removes open green space with trees, harming character.
Housing Policy 6
Residential development per area plan brief or para 6.2 criteria. Failed density/character test aligned with local plan.
recommend approved for planning purposes only
do not oppose subject to conditions on visibility, turning, parking, dropped kerbs
support as windfall housing in residential zone following building line; loss of trees/amenity concern but outweighed by housing benefit if EP42 satisfied
note received; request informative for water connection
Isle of Man Water Authority requests a standard water connection condition; Highways Division offers conditional no objection with specific visibility, turning, parking, and access conditions; Onchan Commissioners recommend approval; a resident objects on amenity, character, ecology, parking, and drainage grounds; other comments note tree concerns.
Key concern: loss of trees that make a positive contribution to the amenity of the application site and surrounding area
Isle of Man Water Authority
Conditional No ObjectionFor single connections to a water main (i.e. a single dwelling) the applicant should contact loMWA Customer Services, tel. 69 59 49
Conditions requested: a condition of planning be that the 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
Highways Division, Department of Transport
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: The boundary wall/hedge fronting Royal Avenue shall not be more than 1 metre in height in order to provide visibility to vehicles emerging from the site; An on site turning facility shall be provided for both the existing dwelling and the proposed new dwelling in accordance with Manx Roads 1; Off street parking shall be provided for the new dwelling in accordance with guidance set out in Manx Roads 1; Dropped kerbs shall be provided at the junction of the new accesses with Royal Avenue in compliance with Manx Roads 2; The applicant shall contact the Network Operations Section of the Department of Transport prior to the commencement of works within the highway including the installation of dropped kerbs. Telephone 686665
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only
Resident
ObjectionThe development will drive out many of these species that are increasingly rare
Andrew Jessopp
SupportIf it is considered that the benefit of the creation of one additional housing unit outweighs any environmental disbenefit (EP42) then there is no reason to refuse the application
Forestry, Amenity & Lands Division
No CommentThe application is well founded in that the species are too large for a relatively small garden and are inappropriate in this location; Because of the size, number and prominence of these trees I thought your Committee would like to be aware of the application
