11 March 2008 · Planning Committee
Land Adjoining Far End, King Edward Road, Onchan, Isle Of Man, IM3 2au
The proposal involves demolishing the existing two-storey detached dwelling at Far End and creating four plots for detached dwellings, including one replacement plot on the existing residential land and three new plots on adjacent land designated for residential development, along with new roads, drainage and a vehicul…
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The principle of residential development is established as the site is partly within existing residential use and partly designated for residential development under the Onchan Local Plan, with the pr…
Policy O/RES/P/9 of Planning Circular 1/2000 (Onchan Local Plan)
Limits site adjacent to Far End to maximum three new dwellings, requires cul-de-sac access from King Edward Road with no gradient exceeding 1 in 10, development responding to contours without underbuilding, retention of public footpath, and 3 parking spaces per dwelling behind building line. Officer assessed proposal complies as it provides exactly three plots on designated land with compliant access layout; detailed matters like parking deferred to future applications.
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential properties in designated residential areas if fitting with density, massing, design and character of adjacent dwellings. Officer concluded principle acceptable on existing residential part as one-for-one replacement.
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 K142/P/10-01, K142/P/10-02, K142/P/10-03, K142/P/15-02 and K142/P/15-03 date stamped the 12th November 2007.
No objection / recommend approval
Do not oppose
Approve
Note received, requests informative note
Note received, requests informative note
Multiple consultees responded to application 07/02101/B for residential development at Far End and land adjoining King Edward Road, Onchan, with most statutory bodies raising no objection but requesting standard utility connections and wildlife surveys, while some public represen…
Key concern: lizards protected under Wildlife Act requiring detailed survey and habitat retention
Society for the Preservation of the Manx Countryside & Environment
No ObjectionThe principle of a replacement for “Far End” (an Arts & Crafts house, sadly to be destroyed) plus 3 new units was established on Appeal under 06/0212 and in accordance with the Onchan Local Plan.; See appeal decision prior to 94/0891. Otherwise our views remain as before.
Isle of Man Water Authority
Conditional No ObjectionFor connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the loMWA Planning and Projects Section, tel. 69 59 58.
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.
DAFF Wildlife Officer
Conditional No ObjectionI recommend that consideration be given to whether the design of the site could be adjusted to allow the retention of the heathland on the site and the reinstatement of the rocky heathland bank; If the application were to be agreed, then the status of lizards on the site should be assessed.
Conditions requested: status of lizards on the site should be assessed. A ... more detailed survey is recommended, to determine how extensive and numerous the lizards are
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: a condition of planning be that the applicant must contact the Authority.
Department of Transport, Highways Division
No ObjectionDo not oppose
Isle Of Man Fire And Rescue Service
Conditional No ObjectionI RECOMMEND THAT THE APPLICANT CONSULTS WITH THE FIRE SAFETY DEPARTMENT TO DISCUSS THE PROVISION OF FIRE FIGHTING WATER SUPPLIES AND HYDRANTS
Conditions requested: THE APPLICANT CONSULTS WITH THE FIRE SAFETY DEPARTMENT TO DISCUSS THE PROVISION OF FIRE FIGHTING WATER SUPPLIES AND HYDRANTS TO THIS PROPOSED DEVELOPMENT.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
The original application for layout of 6 dwellings and garages was refused by the Planning Committee, primarily due to exceeding the Onchan Local Plan's limit of 3 dwellings on Area 12 and concerns over separation distances and backland development. The appellant argued for 4 dwellings on the zoned area plus 2 replacements, citing flexibility in policy interpretation, economic viability, compliance with emerging Strategic Plan policies, and lizard mitigation measures. The Council defended strict adherence to Policy O/RES/P/9, visual prominence from coastal views, and inadequate dwelling separations. The inspector found adverse visual and environmental impacts due to the site's prominence and lizard habitat, unacceptable overlooking between proposed and existing dwellings, and clear conflict with the adopted Local Plan, recommending dismissal. A separate later appeal by DAFF against approval of a 4-dwelling scheme (07/02101/B) appears unresolved in these documents.
Precedent Value
Demonstrates adopted Local Plan policies, especially post-inquiry/Tynwald zonings limiting dwelling numbers, carry great weight over emerging strategic policies. Future applicants must strictly adhere to specific density limits on visually sensitive coastal sites, provide superior separation/screening on slopes, and retain more open land for environmental features like protected species habitats.
Inspector: John S Turner
