20 May 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005) - Mrs C Dudley, Deputy Secretary to the Planning Committee
8-12, Main Road, Onchan, Isle Of Man, IM3 1as
The proposal involves demolishing an existing vacant building (previously a ground floor clothes shop with first floor apartment) and erecting a new replacement building providing financial and professional services office space at ground floor and two residential apartments at first floor, accessed via external rear s…
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The principle of development was acceptable as the site is designated mixed use (residential/office/retail) under the Onchan Local Plan 2000, and the proposal accords with this zoning.
General Policy 2
Requires development in accordance with Area Plan zoning and other tests including respecting site/surroundings in siting/layout/scale/design, no adverse amenity/traffic/highway impacts, adequate parking/servicing. Officer assessed proposal complies with Onchan Local Plan mixed-use zoning and satisfies GP2 tests: design acceptable in varied townscape, no intensification justifying relaxed parking standards supported by Highways, no adverse amenity from external access (matches existing), public transport availability.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s LOC1, AT1035.1, AT1035.2 and AT1035.3 date stamped the 19th February 2010.
recommend that the application be APPROVED for planning purposes only
Do not oppose has no traffic management, parking or road safety implications
No Objection subject to condition on communication fees for drainage reconnection
express their interest... request that a condition of planning be that the applicant must contact the Authority
Multiple consultees responded to application 10/00227/B for a replacement building at 8-12 Main Road, Onchan, with utilities and highways raising no objections subject to standard conditions, local commissioners recommending approval, but heritage group and neighbours objecting on heritage, design, parking, and access grounds.
Key concern: Loss of historical Manx slate lintol and impact on 19th century building in potential conservation area
Friends of Onchan Heritage
ObjectionThe lintol has a significant part to play in the architectural history of Onchan and should be incorporated into any rebuild in the same location.; Design of the proposed front elevation to the building is bland and cardboard like of Trumpton ilk.; Access to two new apartments by way of an external staircase at the rear is not desirable or acceptable in the twenty first century.
Conditions requested: Incorporate Manx slate lintol into rebuild in same location; Set frontage back to allow footpath widening; Articulation in frontage and pitched slate roofs; Cottage style design more appropriate; Inspect rear lane parking spaces; Site inspection for office parking recommended
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Conditions requested: Applicant must contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact M.E.A. Planning Department (Tel. 687781) to discuss electricity supply; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
David Gibson
ObjectionWhilst the plans for the development indicate that the room adjacent to our property would be used as a bedroom internal arrangements could be changed by occupants and we could have a living room next to our bedroom.; Given the constricted site and lack of amenities it is felt that the density of this proposal is too high
Eric Faragher Limited
ObjectionI would dispute the applicants claim that they will have space for 2-3 cars to be parked off road as my understanding is that the land alongside the present building to the gateway is solely for access.; To demolish and rebuild 8-12 Main Road would severely impact on access to my premises which is required 24 hours a day, seven days a week
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection subject to the following conditions
Conditions requested: Communication fees will be payable to the Isle of Man Water & Sewerage Authority in respect of this drainage reconnection; Applicant to contact Development Control section to discuss connections
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.
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications; taking into account its previous use, location and bus route the Highways Department can see no intensification of use which would result in road safety issues.
The original application for a replacement building was permitted by the Senior Planning Officer on 18 May 2010 following a positive officer recommendation, despite third party objections on heritage, design, parking, amenity and noise. Eric Faragher Ltd (adjacent funeral directors at 6 Main Road) lodged an appeal on 24 May 2010 against the permission. The appeal (AP10/0069) was accepted by the Minister and referred to an independent inspector for a public inquiry procedure, with statements requested. Eric Faragher Ltd withdrew their objection and appeal on 30 June 2010 after discussions with the applicant. The Chief Secretary's Office confirmed on 6 July 2010 that the appeal was withdrawn and the original permission stands.
Precedent Value
Demonstrates value of pre-application discussion and applicant negotiation to secure objection withdrawal; highlights that non-designated heritage buildings in poor repair unlikely to block replacement in mixed-use zones if policy compliant.
