31 January 2013 · Delegated - Senior Planning Officer (Anthony Holmes)
145, Royal Avenue, Onchan, Isle Of Man, IM3 1lg
The site currently holds a detached two-storey building divided into two apartments on the western side of Royal Avenue in Onchan, a residential area. The proposal involved full demolition and erection of a replacement three-storey building (third storey within roof space) providing four two-bedroom apartments, each wi…
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The officer accepted the principle of residential redevelopment in a residential area under Onchan Local Plan Policy O/RES/P/19 but found site-specific issues unacceptable.
General Policy 2
Requires development to respect site/surroundings, not adversely affect amenity of residents, provide adequate parking/manoeuvring, and not harm highway safety. Officer found balconies caused unacceptable overlooking harming adjoining amenity; parking shortfall of 50%, substandard dimensions/access, and poor manoeuvring failed these tests, constituting overdevelopment.
Transport Policy 7
Requires parking per Appendix 7 standards. Four two-bedroom apartments need 8 spaces (2 each); only 4 provided with inadequate sizes (2.5x5.5m vs 3.25x6m), access (3.9m vs 4.1m), and manoeuvring, harming safety despite town location.
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential in residential areas if fitting density/massing/design/character. Principle accepted; street scene impact fine as replacement matched ridge heights despite greater coverage in mixed two-storey area.
recommend that the planning application be approved
no objection subject to conditions on sewer connection, culvert protection, and surveys
Statutory consultees including Water Authority, Highways Division, Manx Electricity Authority, and Onchan Commissioners provided responses ranging from conditional no objection to approval recommendation, while multiple neighbours submitted objections primarily on loss of light, privacy, overdevelopment, and parking issues.
Key concern: Inadequate parking provision failing IOM Strategic Plan standards requiring 8 spaces
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; Culverted watercourse crosses this site
Conditions requested: Proposed apartments must be connected to the public sewer 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; Line of the water course must be identified before any development work commences. The water course must be fully protected whilst all building works are being carried out. No part of the proposed development may be constructed within three metres of any water course; Under section 35 of the Land Drainage Act 1934, written consent is required from the Isle of Man Water & Sewerage Authority for any work carried out on this culvert
Manx Electricity Authority
Conditional No ObjectionSee 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
Highways Division
ObjectionIOM Strategic Plan parking standards require 2 spaces per 2 bedroom dwellings
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only
John Kneen
No CommentPlease find below a list of what is required by the authority to full assess this application
Conditions requested: Flood Risk Assessment; Culvert survey including CCTV to establish condition prior to works; Foundation details. Foundation to be same level as invert level of culvert; Minimum clearance 3metres from proposed dwelling to Culvert; Cross section of culvert to the foundations
