3 November 2011 · Delegated - Development Control Manager (Mrs C Dudley)
Greenfield House, 14, Main Road, Onchan, Isle Of Man, IM3 1as
The proposal involves building a two-storey modern design dwelling with integral garage on the rear garden area of an existing property at 14 Main Road, Onchan, splitting the site to give both dwellings frontage to Main Road and access via an unmade rear lane off Kelvin Road.
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The site is in a mixed-use area where residential development is designated and acceptable under local plan policies. Previous refusals for similar proposals (01/00669/A and 02/00504/A) were due to un…
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential properties in residential use areas where they fit with density, massing, design and character of adjacent dwellings. Officer assessed the two-storey proposal fits the mixed-use area with varied building ages, limited visibility due to site levels and screening, concluding modern design acceptable without adversely affecting character.
Onchan Local Plan Policy O/NC/P/5
Presumption against tree removal except commercial planting to facilitate development. No trees proposed for removal; central tree canopy above proposed roof with possible minor lopping, no damage anticipated.
General Policy 2
Permits development in accordance with zoning if it respects site/surroundings in siting/scale/design, protects amenity/highways/trees, provides parking/services without prejudicing adjacent land. Proposal complies: zoning allows residential, design/scale suitable with limited views, no amenity/highway/ecology issues, parking in garage meets standards, drainage feasible.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s 0002 rev. B, 0003 rev. B, 0004 rev. B, 0009 rev. A (x2), 0010 rev. A and 0011 rev. A date stamped the 27th September 2011.
Finished floor levels
Prior to the commencement of development details of finished floor levels of the dwelling must be submitted and agreed by the Planning Authority.
Curtilage definition
The residential curtilages of the proposed dwelling and existing dwelling are hereby defined by the red lines shown on drawing no. 0009 rev. A date stamped the 27th September 2011.
recommend that the application be APPROVED for planning purposes only
Do not oppose has no adverse traffic management, parking or road safety implications
No Objection: must connect to public sewer, no surface water to foul system, soakaways subject to Building Control
express their interest... request condition that applicant must contact the Authority... underground cables/overhead lines present
Multiple statutory consultees and the local parish commissioners responded to application 11/00849/B for erection of a dwelling on land forming part of 14 Main Road, Onchan, with most raising no objection subject to conditions while Highways initially deferred and Building Control noted Building Regulations issues; Onchan Commissioners recommended approval.
Key concern: dwelling layout contravenes Isle of Man Building Regulations requiring relaxation for sprinkler omission
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; See Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Isle of Man Water and Sewerage Authority
No ObjectionNo Objection; In the event that this application is approved I should be grateful if the above comments could be incorporated in the approval notice.
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority. All drainage works must conform to the requirements of “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense.; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s); applicant must give 21 days notice, in writing, to the Authority, prior to making any communication to the public sewer
Building Control Manager Siamack Rowaichi
No CommentAll issues raised by Fire Service will be dealt with at Building Regulations submission stage; would require a relaxation application to Department of Infrastructure's Building Control Office for omission of sprinkler system which will require an statutory consultation with Isle of Man Fire Service
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications; Defer | | Have contacted applicant awaiting further information regarding access arrangements and visibility splays
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
Planning permission for erection of a dwelling on land at the rear of Greenfields, 14 Main Road, Onchan (application 01/0669 or 01/00669/A) was refused by the Planning Committee primarily due to inadequate vehicular access via an unmade rear lane and cramped appearance on the shallow site. The appellant argued the lane was already in use, adequate space existed for a small dwelling, and improvements could address concerns like visibility and surfacing. The inspector found the development would appear cramped, contrary to surrounding layouts, and the narrow lane inadequate for additional traffic without feasible improvements. Local residents and Onchan District Commissioners objected to backland development, traffic, and amenity impacts. The Minister accepted the inspector's recommendation to dismiss the appeal on 22 February 2002.
Precedent Value
Demonstrates that even in policy-compliant areas, backland development via narrow private lanes will fail if it causes cramped appearance or traffic issues without feasible full improvements. Future applicants must demonstrate adequate access standards and fitting layout, not just partial mitigations.
Inspector: David G Hollis
