27 October 2009 · Independent Inspector (Michael Hurley) to Council of Ministers following public inquiry on 23 September 2009
Field 534006, Ridgeway Road, Onchan, Isle Of Man, IM3 1nt
The site comprises open grassland bounded by Ridgeway Road to the north and Strathallan Lane to the west, zoned for residential use in the Onchan Local Plan. The proposal involves two curving terraces of 2-storey houses (18 x 2-bed, 6 x 3-bed) with rendered walls, slate-effect roofs, a looped service road, 58 parking s…
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Site allocated for residential development in Onchan Local Plan Policy O/RES/P/6, strongly favouring approval despite Spatial Policy 7 green gap considerations which post-date the Local Plan and lack …
Onchan Local Plan Policy O/RES/P/6
Zoned land suitable for residential with variety of forms acceptable including terraces reflecting Ridgeway Road character; requires tree planting, min 3 parking spaces/dwelling (superseded), encourages first-time buyer units. Officer/inspector assessed proposal complies via terrace form, tree retention/landscaping, amended design, and first-time buyer focus.
General Policy 2
Permits zoned development if respects surroundings, character, wildlife, sea views, trees, amenity, parking, road safety. Tested against density (matches adjacent), stepping/landscaping (reduces bulk), tree protection, low traffic impact, surplus parking; minor open space shortfall mitigated by nearby facilities.
Strategic Policy 2 - Priority for new development to identified towns and villages
Concentrate development in settlements; site in Onchan settlement.
Strategic Policy 10
Minimize car journeys, use public transport, no adverse road safety/traffic; near bus route, low trip generation, visibility works.
Housing Policy 2 (Draft Southern Area Plan)
Ensure housing land supply; site allocated and available.
Housing Policy 5
25% affordable in 8+ dwelling sites; entire scheme affordable first-time buyer.
Transport Policy 7
Parking per Appendix 7 (2 spaces/unit for terraces); provides 58 vs 48 required.
Strategic Policy 7
Assess green gaps to prevent coalescence; site potentially within Douglas-Onchan gap but allocation in adopted Local Plan prevails as gap undefined/unassessed.
Time limit
The development hereby permitted shall commence before the expiration of 4 years from the date of this notice.
Approved plans
This approval relates to Drawings Nos 100 rev 2, 310 rev 0, 830-01 rev A, SC1050-P-10-00, SC1050-P-10-02, and SC1050-P-12-02, date stamped 7 November 2008; and Drawings Nos SC1050-P-10-01 rev B, SC1050-P-10-03 rev B, SC1050-P-11-01 rev A, and SC1050-P-12-01 rev A, date stamped 23 December 2008.
Materials approval
Prior to the commencement of building works, a sample of the external finishes of the dwellings (walls and roofs) must be submitted to and agreed by the Planning Authority.
Estate road construction
Prior to the occupation of any new dwellings permitted by this approval, the estate road must be constructed to at least base course level, and be adequately lit from its junction with the adopted highway up to the access to each dwelling.
Highway junction improvements
Prior to the commencement of the development the revisions to the highway at the junction of Ridgeway Road and Summer Hill Road, as shown on Drawing No SC1050-P-10-01 rev B, must be implemented.
Landscaping scheme
Prior to the commencement of development a scheme of landscaping, which includes indications of all existing trees and hedges within the site, and details of any to be retained together with measures for their protection during the course of construction, must be submitted to and approved by the Planning Authority.
Landscaping implementation
All planting, seeding or turfing comprised in the approved scheme 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 5 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.
Contamination remediation
Before the development hereby approved begins, a scheme for the decontamination of the site shall be submitted to and approved in writing by the Planning Authority. The scheme as approved shall be fully implemented before any residential accommodation authorised by this decision is first occupied.
No objection; parking accords with Strategic Plan standards; adequate highway capacity and visibility
