10 March 2017 · Committee
Strathallan Cliff, Strathallan Road, Onchan, Isle Of Man, IM3 1nn
Permission was granted for the erection of a detached dwelling with an integral garage at Strathallan Cliff House, Strathallan Road, Onchan. The application site forms part of the garden of the existing large two-storey dwelling and sits on the southern side of Strathallan Road, on the edge of the Onchan village boundary. The majority of the site lies approximately one metre below road level, set behind an existing rendered stone wall. The key planning issues examined were the principle of development, the visual impact on the street scene, effects on neighbouring amenities, and highway safety. The officer recommended approval and the Committee agreed, granting permission subject to eight conditions.
The Department of Environment, Food and Agriculture approved the application on 10 March 2017. The officer recommended approval after considering the principle of development, the visual impact on the street scene, effects on neighbouring amenities, and highway safety. No conflicts with the decision were identified.
Strategic Policy 1
require that new dwellings be located within existing sustainable settlements
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Policy O/RES/P/19 of Planning Circular 1/2000
complying with General Policy 2 and Environment Policy 42 of the IOMSP and Planning Policy O/RES/P/19 of the Onchan Local Plan
Onchan Local Plan 2000 Policy O/RES/P/20
parking provision complies with the requirements of the IOMSP
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Obscure glazing (Pilkington level 5 or equivalent) shall be installed and retained thereafter in the east elevation of the three ground floor windows (toilet, living room & porch) and the circular first floor window (bathroom), and in the west elevation of the ground floor window (dining room) and the two first floor windows (bathrooms). Reason: To preserve the amenities of the occupants of the adjacent dwelling.
Condition 3
Prior to the commencement of any works hereby approved a detailed scaled plan is required to be submitted to and approved in writing by the Department which shows a 1.8 metre high obscure glazed screen or similar posited along the western edge of the rear roof terrace (above the gym/playroom). This approved scheme is required to be erected prior to the occupation of the dwelling and maintained and retained thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling.
Condition 4
Mitigation planting and post planting maintenance shall be carried out in accordance with the Tree Survey and Report prepared by Manx Roots Tree Management and shown on drawing PA15 all submitted in support of the application, including the instructions for the installation of the raft planting system. At the time of planting the trees shall have a girth of 12-14cm measured at 1m above ground level, and be at least 3.5m tall. If, within 5 years of planting, either tree is cut down, uprooted, removed, destroyed or dies or becomes, in the opinion of the Department, seriously damaged or defective, another tree of the same species shall be planted at the same location. Reason: To ensure the provision of an appropriate landscape setting to the development.
Condition 5
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Condition 6
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Condition 7
No development shall take place until full details of both soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include planting to the side and rear boundaries of the site. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping should include details of the surface finish of the driveway and footpaths around the dwelling. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling. Reason: To ensure the provision of an appropriate landscape setting to the development.
Condition 8
Prior to the commence of any works hereby approved the construction of integral garage and formation of new access doors to Strathallan Cliff House as approved under planning application 15/01247/B (or any subsequent application for a similar scheme) is required to be completed and available for use by the occupants of Strathallan Cliff House.
