12 June 2013 · Delegated - Senior Planning Officer Anthony Holmes, under Director of Planning and Building Control M Gallyher
145, Royal Avenue, Onchan, Isle Of Man, IM3 1lg
The site currently holds a detached two-storey building divided into two apartments, proposed for demolition to make way for a new two-storey detached building containing four one-bedroom apartments, each with private rear gardens and four front parking spaces.
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The principle of residential development was acceptable in the designated residential area under Onchan Local Plan Policy O/RES/P/19.
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential properties in residential areas if they fit with density, massing, design and character of adjacent dwellings. Officer assessed proposal acceptable in predominantly residential area.
General Policy 2
Requires development to respect site/surroundings (siting/layout/scale/design), not adversely affect amenities/character/highway safety, provide adequate parking/manoeuvring. Officer confirmed compliance across criteria (b,g,h,i) due to compatible scale, no undue amenity harm, met parking standards.
Transport Policy 7
Requires parking per current standards (Appendix 7). Four 1-bed apartments require 4 spaces (1 per bedroom); proposal provides exactly this with compliant dimensions and forward manoeuvrability.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
The development hereby permitted shall not be carried out except in full accordance with drawing no.s 01, 02, 03, 04 rev. A and 05 rev. A date stamped the 2nd May 2013.
Parking provision
Prior to the first occupation of any of the apartments the parking spaces and access must be set in accordance with drawing no. 05 rev. A date stamped the 2nd May 2013. Thereafter those spaces shall be retained for use by the apartments throughout the lifespan of the development.
recommend approved for planning purposes only
do not oppose
no objection subject to conditions on sewer connection, no surface water to foul, protect culvert
Statutory consultees from Water Authority and Highways Division raised no objections subject to specific conditions on drainage, sewer connections, and highway works coordination, while Onchan District Commissioners supported the application; multiple local residents objected cit…
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; In accordance with the Sewerage Act 1999, a communication fee will be payable
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", any necessary CCTV surveys are to be carried out at the developer's expense.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority and the Sewerage Act 1999.; The existing culvert that crosses the front of the development site must be protected at all times, any works to replace / repair the culvert must be discussed with the Authority and permissions obtained as required under the Land Drainage Act 1934.
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, telephone 686665
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
The original application (13/00534/B) for demolition of an existing 2-storey building with 2 flats and erection of a new 2-storey building with 4 apartments and parking was granted planning approval by the planning authority. Neighbours at 149 Royal Avenue appealed, arguing loss of light, outlook, overdevelopment, and intensified use harming their amenity. The applicant and planning authority defended the scheme as compliant with policies, not harming amenity, and fitting the residential area. The inspector found no significant harm to living conditions, particularly light and outlook to 149 Royal Avenue, and that the design respected the locality. The appeal was dismissed, confirming approval with an added condition requiring submission of floor and ground levels.
Precedent Value
Approvals can be upheld on appeal against neighbour objections if technical evidence shows no significant amenity harm and policy compliance, even with changed massing; submit detailed levels drawings upfront to avoid conditions.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
