30 July 2008 · Delegated - Senior Planning Officer (Mrs F Mullen)
141, Royal Avenue, Onchan, Isle Of Man, IM3 1ld
The proposal sought approval in principle to erect a detached dwelling with integral garage in the front garden of an existing house at 141 Royal Avenue, Onchan, including new vehicular accesses and drives for both properties. The site is in a residential area with mature trees and a watercourse.
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The officer assessed that although distances over 20m could be achieved, the orientation of the existing dwelling would compromise the amenity of both properties, creating an 'uncomfortable relationsh…
Policy O/RES/P/19 of Planning Circular 1/2000
Requires new dwellings in residential areas to fit with density, massing, design and character of adjacent dwellings. Officer found proposal fails as it creates uncomfortable front-to-back relationship compromising amenity despite 20m+ separation, due to existing dwelling orientation.
Onchan Local Plan Policy O/NC/P/5
Presumption against tree removal to facilitate development except commercial planting. Tree survey shows affected trees in good condition providing significant amenity; site visit confirmed loss regrettable, failing to incorporate existing landscape features.
General Policy 2
Permits zoned development if it respects surroundings (b), does not harm amenity/character (c,g), incorporates trees (f), provides parking (h). Failed on amenity harm, tree loss, character impact of front-garden dwelling, and parking difficulties.
Environment Policy 42
New development must reflect local character; no inappropriate backland development or removal of green spaces contributing to amenity. Proposal is 'backland in reverse'; tree loss and front garden infill harm visual amenity and sense of place.
Housing Policy 6
Residential-zoned land per area plan brief or criteria in para 6.2. Failed due to non-compliance with design/amenity standards in related policies.
Onchan Local Plan 2000 Policy O/RES/P/20
Requires at least three parking spaces per dwelling. Site constraints prevent compliant provision; Strategic Plan 2007 standards supersede.
Approved
Do not oppose subject to provision of minimum sight splays of 2.4m x 70m
no objection to the application, which is for a windfall development in a residential area
Mixed responses to planning application 08/00942/A including objections from Drainage Division and a neighbour, no objection from Highways and Isle of Man Water Authority with conditions, neutral tree comments from Senior Forester, and no objection from Andrew Jessopp.
Key concern: proposed dwelling would be built over an existing watercourse
Drainage Division, Department of Transport
ObjectionThe application indicates that the proposed dwelling would be built over an existing watercourse; this is contrary to the Drainage Division's policies.; Any work on a watercourse requires separate consent under the Land Drainage Act 1934.
Highways Division
Conditional No ObjectionDo not oppose | Subject to access on to Royal Road having a sight splay of 2.4m x 70m
Conditions requested: Subject to access on to Royal Road having a sight splay of 2.4m x 70m
Isle of Man Water Authority
No ObjectionThe Applicants should discuss with the Water Authority with regards to locating and diverting the supply to 141, Royal Avenue - and the installation of a new connection to the proposed dwelling before construction/excavation work commences.
Conditions requested: Applicants should discuss with the Water Authority with regards to locating and diverting the supply to 141 Royal Avenue - and the installation of a new connection to the proposed dwelling before construction/excavation work commences
Forestry, Amenity & Lands Division
No CommentThe Department has received an application from the owners of this property to fell thirteen trees... In my view the 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 and have the opportunity to comment before a decision is taken regarding a felling licence.
