17 April 2009 · Planning Committee (Chairman casting vote)
Plot 4, Land Adjoining Far End, King Edward Road, Onchan, Isle Of Man, IM3 2jw
The proposal was for a single modern dwelling on a sloping coastal heath site at the western end of King Edward Road in Onchan, using materials including Pooilvaish polished slate, zinc sheet, Cedar/Larch cladding, Manx stone, stained timber, smooth render and Sedum grass roof.
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Officer report concluded principle of development established by zoning and prior approval 07/02101/6 for four plots; proposal complied with O/RES/P/9 brief on contours (demonstrated by cross-sections…
Policy O/RES/P/9 of Planning Circular 1/2000 (Onchan Local Plan)
Limits site to max 3 dwellings; requires response to contours, avoid underbuilding, retain/enhance footpath, single cul-de-sac access gradient <=1:10, 3 parking spaces/dwelling with 1 behind building line. Officer confirmed compliance via drawings/cross-sections (contours), unaffected footpath, 3-car garage.
General Policy 2
Permits zoned residential development if complies with area plan brief, respects site/surroundings (siting/layout/scale/form/design), no adverse landscape/townscape/amenity impact. Officer found compliant; Committee refused citing failure on design/scale/visual amenity at urban edge.
Policy O/RES/P/19 of Planning Circular 1/2000
New dwellings permitted in residential areas if fit density/massing/design/character of adjacent. Referenced but not explicitly tested; modern design differed from surroundings but site allowed innovation.
Environment Policy 4
Prohibits development adversely affecting protected/local species/habitats. Site not designated but potential lizards; consultee satisfied with refuge/mitigation if conditioned.
Environment Policy 5
In exceptional cases affecting ENV4 sites, impose conditions to minimise disturbance/provide replacement habitats. Officer recommended lizard method statement/refuge conditions.
Housing Policy 6
Zoned residential development per area plan brief; briefs encourage innovative design, not prescriptive. Officer noted supports modern design here.
Approved / recommend approval
Do not oppose
Interest expressed; mitigation measures for lizards agreed, request appropriate conditions
Mixed responses to PA 08/02129/B for erection of a dwelling on Plot 4, Land adjoining Far End, King Edward Road, Onchan; Highways and Onchan District Commissioners had no objection, DAFF agreed lizard mitigation measures with conditions, while heritage group and neighbours objected on design and visual impact grounds.
Key concern: modern design will stand out and be silhouetted against the horizon contrary to the department's policy on coastal development
Friends of Onchan Heritage
Conditional No ObjectionHad this been an application de nouveau for a dwelling in this location we would have added our opposition; Perhaps there is some form of damage limitation that could be incorporated in to the design such as a natural stone elevation towards King Edward Road that would blend to a greater degree
Conditions requested: natural stone elevation towards King Edward Road
Wildlife and Conservation Division, Department of Agriculture, Fisheries and Forestry
Conditional No Objectionhe has agreed suitable proposals with David Kay the architect, regarding lizards at this site
Conditions requested: The supporting bank, with voids for lizards should contain deep voids connected to the entrance pipes, with loose stones in them, as hibernation sites for the lizards, forming mitigation for the loss of the rocky bank; lizard-exclusion fencing will be put up around the site prior to the development and retained during works, to prevent the protected lizards from entering during works; The site should be searched before further clearance or development and any lizards found in the site should be removed carefully to the outside of the fence, temporarily, until the works are completed; A condition should cover this
Highways Division
No ObjectionDo not oppose
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only
Precedent Value
Demonstrates risk of Committee overriding officer advice on design matters even where policy-compliant; appellants should emphasise prior approvals establishing principle and contextual views/photomontages showing limited impact.
